Guide prices in Highlands & Islands
Small frameless
Up to about 1000 × 1000 mm, hidden frame inside the upstand
Medium frameless
Up to about 1000 × 2000 mm
Large frameless
Large single panes, lifting gear on the day
Guide ranges for supply & fit. Your price is fixed in a written quote after we have seen photos or surveyed. Scaffold, access towers or a crane are priced separately if the job needs them, and building warrant fees, where a job needs them, are shown as their own line.
Towns we list in Highlands & Islands
From the larger towns to the smaller places in between, we take on rooflight fitting across Highlands & Islands. The process is the same for a terrace, a farmhouse extension or an industrial unit: details first, written quote second, fitting day third. Remote and island addresses in Scotland, where they arise, are covered by arrangement, and we tell you that before quoting.
Island and remote addresses here — Shetland, Orkney, the Western Isles and parts of the mainland — are covered by arrangement, with travel priced into the quote. Surveys at island addresses are arranged case by case, and we often price from photos first.
- Frameless rooflights in Fort William
- Frameless rooflights in Inverness
- Frameless rooflights in Kirkwall
- Frameless rooflights in Lerwick
- Frameless rooflights in Stornoway
What's included
- Roof covering turned up and finished under the glass overhang
- Glass bedded on the specified tape or sealant and fixed through the concealed frame
- Kerb squared across the diagonals before the glass is ordered or fitted
- Tolerance on the upstand — We build frameless kerbs to the maker's tolerance rather than to normal carpentry accuracy.
- How the reveal will look — We agree the finish at the glass edge before building anything.
Rules that apply in Scotland
In Scotland, forming a new rooflight opening needs a building warrant from the council, because the roof is being altered. Replacing an existing rooflight complete with its frame doesn't need a warrant, but the new unit still has to meet the building standards, including the 1.6 W/m²K energy figure for windows and rooflights in alterations. Planning depends on the house and where it is: householder permitted development rights don't apply in conservation areas, and listed buildings need consent. We confirm this with you before quoting.
Common questions in Highlands & Islands
How long does fitting take?
Fitting a frameless rooflight into an existing, correctly sized opening is often a day's work. New openings take longer, because joists or rafters need trimming, an upstand or flashing has to be built or fitted, and the inside needs finishing. Large units that need lifting gear, and days lost to rain, can stretch things further. Your written quote gives a realistic estimate for your roof.
Do I need planning permission for a rooflight in Highlands & Islands?
Often not. Many rooflights fall under permitted development, provided they do not project beyond the national limit and meet the other conditions that apply in Scotland. Conservation areas, listed buildings and some flats are different and may need consent. Because the rules depend on the property, we confirm what is likely to apply at your address and point you to the planning authority where an application is needed.
Can you replace an old dome without redoing the whole roof?
Usually, yes. If the existing kerb is sound, level and tall enough, a new unit can often sit on it with a fresh seal to the roof covering. If the kerb is rotten or too low, we rebuild it and patch the covering around it rather than stripping the whole roof. This is checked at the survey and included in the written quote, so you know the full scope first.
