What are pitched roof windows?
Our pitched roof windows service in Edinburgh and the Lothians covers centre-pivot and top-hung skylights for tiled and slate roofs. We survey every job before fixing the price.
Tenements and flats are common in Scottish towns and cities, where rooflights over stairwells and top-floor flats need the owners' and factor's agreement. Stone villas, cottages and conservation areas across Scotland often call for conservation rooflights in slate roofs.
Towns in Edinburgh and the Lothians
What you can choose
- Centre-pivot or top-hung
- Manual, electric or solar-powered opening
- Flashings for tiles, slates or recessed fitting
- Combination and stacked windows
- Double or triple glazing
- Daylight and ventilation in a pitched roof
- Blinds and electric opening available
Planning and building rules in Scotland
Scottish householder permitted development (Class 2B, other external alterations) can cover a rooflight that projects no more than 1 metre from the roof, but the right does not apply in conservation areas. Flats and tenements are outside householder permitted development, so check with the planning authority first.
Scottish energy standards for glazing, including rooflights, use an area-weighted average of 1.4–1.6 W/m²K in extensions, so most modern units comply comfortably. Forming a new opening normally involves structural work, so check with the local authority verifier whether a building warrant is needed.
Pitched roof windows prices in Edinburgh and the Lothians
Guide prices for pitched roof windows in Edinburgh and the Lothians are the same as anywhere we work — what changes the price is the job: access, structure, scaffold and finishing.
| Option | Guide price inc VAT | Ex VAT |
|---|---|---|
| Large top-hung or electric window | £2,155 – £3,355 | £1,795 – £2,795 |
| Standard centre-pivot window Typical | £1,435 – £2,155 | £1,195 – £1,795 |
| Small roof window | £1,075 – £1,555 | £895 – £1,295 |
How the job runs
- Tell us about the roof. Send the postcode, rough sizes and a photo or two through the form, WhatsApp or the guide-price tool.
- Free survey. For new installations a surveyor measures the opening, checks the roof build-up and talks through glass and options.
- Fixed written quote. You get the product, the work and the price in writing. Nothing is ordered or paid for until you agree.
- Fitting and handover. We fit, seal and make good, then hand over product data, warranties and any certificate paperwork.
Roof windows in nearby areas
Common questions
Can a roof window be fitted from inside?
In most cases, yes — only the tiles around the opening are lifted, and much of the work is done from inside the loft.
Centre-pivot or top-hung?
Centre-pivot windows are easy to clean and suit most rooms. Top-hung windows open out from the top for an unobstructed view and suit lower roof pitches near eye level.
Do I need planning permission for a roof window?
Often not, under householder permitted development, provided it does not project too far above the roof plane and conditions are met. Listed buildings, flats and some conservation areas are different. Our planning guide covers each nation.
Will it need building regulations approval?
Fitting a new roof window usually involves cutting rafters and changing the thermal envelope, so building control approval (or, in England and Wales, a competent-person route) is normally needed. We tell you which applies.
Do you fit pitched roof windows across Edinburgh and the Lothians?
Yes. We survey and fit pitched roof windows across Edinburgh and the Lothians, including Edinburgh, Livingston, Musselburgh.
