A dormer is the single most effective way to turn a cramped, low-headroom loft into proper, usable living space. By extending the roofline outwards rather than working within its existing slope, a dormer adds both floor space and standing height, often making the difference between a loft that’s technically convertible and one that actually works as a bedroom, office, or bathroom.
Core Rock Ltd designs and builds dormer extensions across all 10 boroughs of Greater Manchester, managing every stage from structural design through to roofing, insulation, and internal finishing. We do not subcontract. The same directly employed team that surveys your roof is the team that builds the dormer.
Dormers are particularly well suited to the terraced and semi-detached properties common across Greater Manchester, where original loft head height is often too low for comfortable use without one. Getting the design and structural detail right is what separates a dormer that looks like a natural part of the house from one that looks like an obvious add-on.
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The most common type, built into the rear roof slope where it's typically less visible from the street and faces fewer planning restrictions than a front-facing dormer.
A box-shaped dormer with a flat roof, offering the maximum possible internal space and head height for the simplest, most cost-effective dormer design.
A dormer with a pitched, gable-style roof that blends more naturally with traditional roof lines, often chosen for its more sympathetic appearance on period properties.
Two dormers combined to form an L-shape, commonly used on Victorian and Edwardian terraces to create enough space for two separate rooms or one larger room.
Combining a hip-to-gable conversion with a rear dormer on properties with a hipped roof, maximising space from both sides of the roof structure.
Built into the side roof slope to introduce extra natural light, ventilation, and usable space. An ideal choice where additional accommodation is needed without significantly alteration.
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Costs depend on the type and size of dormer. A single rear dormer typically ranges from £15,000 to £25,000, while an L-shaped or larger combination dormer can range from £25,000 to £40,000 or more. We provide a detailed, itemised quote following a free structural survey.
Most rear-facing dormers fall under Permitted Development Rights and don’t8 require full planning permission, provided they meet volume and design limits. Front-facing dormers and properties in conservation areas typically need full planning approval. We advise on this as part of every free site visit.
Most dormer projects take between four and eight weeks, depending on the size and complexity of the structure. We provide a clear timeframe as part of your written quote.
A Velux conversion uses roof windows within the existing roofline without altering its shape. A dormer extends the roofline outwards, adding both head height and floor space, making it the better option where the existing roof pitch is too low for comfortable use.
Yes, that’s our priority. We match roof coverings, brickwork, and finishes to your existing property wherever possible, and recommend the dormer style most suited to your roof type, so the result looks considered rather than bolted on.
Yes. Dormer construction always requires building regulations approval, regardless of whether planning permission is needed. We manage this process as part of our service and ensure the completed work is signed off correctly.
Yes. We offer a completely free, no-obligation structural survey and written quote for all dormer projects across Greater Manchester. Fill in the form above or call 07777 522999 to arrange a convenient time.
