What does an en-suite cost in the Lothians?
Our guide range in the Lothians is £4,300–£8,600 including VAT. Prices in the Lothians run at about 4% below the UK guide, based on Scotland labour rates.
Refit
- Shower, basin and WC replaced
Upgrade
- Full-height porcelain tiling
New en-suite
- Formed inside an existing bedroom
Guide prices for The Lothians including VAT. Your itemised written quote after the free survey is the price that counts.
Which towns do we cover in the Lothians?
Supplies across most of the Lothians are soft. If that holds for your street in Livingston, limescale on shower glass and heads builds up slowly and a squeegee after use is usually enough. Hardness varies street by street, so check the figure for your postcode with your water supplier. If your Livingston home has one bathroom and a good-sized main bedroom, an en-suite is often the change that eases the morning queue.
What the job includes
- A short-projection or wall-hung WC and a compact basin chosen to keep the floor clear
- A shower tray or level-access former, an enclosure or walk-in panel, and a thermostatic valve
- A pumped waste or macerator where gravity drainage is not possible, and only where the house already has a WC on gravity drainage
- Stud walls with acoustic insulation and moisture-resistant board for a new en-suite
- An extractor fan ducted to outside, sized to the room and wired with an overrun timer or humidistat
- Tiling, silicone, testing and making good on the bedroom side of any new walls
Decisions to make first
Exposed or concealed valve
An exposed bar valve is quicker to fit and easy to service. A concealed valve looks cleaner but sits inside the wall, so plan how it will be reached for repairs.
Noise
Acoustic insulation in the stud walls and a quiet fan make a real difference when one of you showers early while the other is still asleep.
Door type
An outward-opening door frees floor space inside. A sliding pocket door saves space on both sides but needs a stud wall long enough to take the cassette.
Shower size
A 900 mm square tray is a comfortable minimum for an enclosure. In a long, narrow room, a 1200 by 800 mm walk-in tray with one glass panel feels far more generous.
Rules that apply in Scotland
Forming an en-suite inside an existing bedroom does not normally need planning permission, but it is usually building-regulations work because it adds drainage, ventilation and electrics. All wiring must meet BS 7671, with 30 mA RCD protection on every circuit in the room. A macerator or pumped WC is acceptable only where the home also has a WC on gravity drainage. In a listed building, a new soil or vent pipe through a wall needs listed building consent.
In Scotland, forming a new en-suite may need a building warrant because it creates a new bathroom and alters drainage; refitting an existing one rarely does. The Technical Handbook uses the same 15 litres per second extract rate for a bathroom, and the electrics should be tested and certified to BS 7671.