Installing, replacing or repairing a flat roof doesn’t have to be complicated. There are several factors that affect how much a flat roof cost in addition to any replacement or repairs. These include the type and condition of the flat roof, and the materials used. In this article, we look at average flat roof prices for different replacements and repairs per square metre.
How much does installing a flat roof cost?
In general, the cost of having a new residential flat roof installed is priced anywhere from £2000 to £8000. However, it depends on a wide range of factors such as the county you live in, the roof materials used, roof area size, ease of access and more. For example, the type of flat roof that you opt for will surely determine how much the cost will be (e.g. fibreglass vs felt vs EPDM/rubber).
Additionally, the size of the house and type of material that it utilises are also significant considerations. The ease of access should also be considered as this requires the services of a scaffolder to help with your project. As such, scaffolding costs in this case will need to be considered as well.
More importantly, one of the main factors that will determine flat roof cost is the material that is used. There are many different materials including felt, EPDM (rubber), fibreglass and single ply. Each material has a different cost per m2 and varies depending on the method of application, hot or cold.
As discussed above, the flat roof cost will vary depending on what you are looking to do. The material and location that you choose will determine the price of a flat roof. We will discuss some of them in this article so that you can decide on what you are willing to spend and we can give you a price quote on flat roofing.
Examples of flat roof prices
The table below outlines the flat roof cost for different sections of the house that may need installation or replacement. It also assumes normal conditions with corresponding duration stated in the table as well.
| DESCRIPTION | DURATION | COST (exc. VAT) |
| Flat roof (main) | 3-5 days | £2000 – £6000 |
| Extension flat roof | 2-4 days | £1500 – £4500 |
| Porch flat roof | 2-3 days | £600 – £900 |
| Garage flat roof | 2-3 days | £1500 – £4000 |
| Dormer flat roof | 1-2 days | £700 – £1500 |
Flat roof material cost
One of the major portions of most flat roof installation is the labour cost. If a business quotes you an amount for a flat roof job, make sure they give you an estimate without labor fees included. This will give you a good idea of the amount you should expect to pay for labour once your roofer presents a final quote.
As for material cost per m2, rubber flat roofs can be within the range of £80 – £120 whereas felt flat roofing can range between £40 – £80.
Extra flat roof costs
As mentioned above, there are certain additional cost components that you would need to consider depending on individual scenarios such as ease of access, location etc.
Scaffolding costs
Since flat roofs take a considerable amount of time to complete, you’ll likely be needing scaffolding. Unfortunately, they cannot be avoided and it’s important that you find out how much it would cost before commencing any work. The average cost of hiring scaffolding when repairing a flat roof can range between £800 to £1200.
Gutter cleaning costs
Keeping your roof and gutters clear of debris is essential to protecting them from damage. In some instances, the roofing contractor may need to spend some time cleaning them before starting any work. As such, they may include a cost to clean them as well. Cleaning the gutters is relatively cheap and should cost between £100 to £350 for the job.
An overflowing gutter can lead to a lot of problems. Cleaning gutters regularly will allow rainwater to drain away and prevent blocked drains. Having blocked drains unclogged is a whole lot more expensive than regular maintenance.
Flat roof repair cost
One of the most common problems that a flat roof could have is sagging. This is when the roof starts to cave in and bend. It could be caused by rotten timber or excessive roof pressure, but is more commonly due to leaks. This can affect the support beams immensely, often causing them to warp. When this happens, you’ll first need to deal with this problem.
These types of repair could cost between £1000 to £2000 depending on the number of materials or joists required.
Additionally, waterlogging is a common problem which may need your attention. When water collects on a sagging roof, the first course of action is to correct the leak. However, this could prove to be very expensive depending on where the leakage occurs.
Flat roof labour cost
Replacing your old flat roof with a new one involves more than just buying the right materials. It also requires a decent level of knowledge, practical skills and experience. Simply buying the materials will not guarantee a quality job, which is what we’re talking about here. Therefore, we advise you to look for a professional roofer with adequate experience, who can do the job at an affordable rate. The labour costs for flat roof replacement can range between £25 – £30 per hour.
Roof replacement labour costs can often be included in the total cost of getting a new flat roof installed. These fees will depend on a number of factors, but it’s useful to know that they shouldn’t fall outside the price range of £200 – £500.
Once again, timing and cost of a roof replacement will vary based on the size of your property, the materials being used and the experience of the installation team. It can take as little as one day to complete depending on your location, or it could take up to three weeks for a small repair.
Factors that affect your flat roof cost
The cost of replacing a flat roof varies greatly depending on the size of the roof, the building materials and location. Let’s look at these factors in more detail.
Type of Flat Roof
The type of material that is used in the construction of flat roofs can impact the flat roofing cost. The four most common materials used to construct a flat roof include felt, rubber, fibreglass, and lead. All four flat roof materials have different characteristics that are reflected in the final costs of installation.
Location of the property
The location of your property can determine the cost of installing a repair too. Prices in towns and villages are almost always cheaper than those in cities and can save you up on new flat roofing costs.
If your home is distant from the company or tradesperson coming over to work on your flat roofing project, the contractor may add a component to your quotation. It’s standard practice for contractors to bill clients from the moment they leave their offices or workshops. As such, a long commute could end up costing you a lot of money.
It is therefore important that you consider the location of your roofing contractor as well when choosing one.
Ease of access
Deciding on a new roof will come with challenges. Professionals would consider the ease of access and challenges when installing a new roof. This will include problems like clogged gutters, inefficient drainage pipelines and other important details before making a decision on which type of roof to install.
The accessibility of a roof plays a vital role in how much costs will be for your specific job. The type of roof will determine if scaffolding or a ladder is required, which can make all the difference. All roofs are not created equal and have varying levels of access. A good inspection and knowledge of the area will help to determine what is needed to reach the top safely.
Size of the Flat Roof
Size of the flat roof matters a lot. Roofing materials cost more for larger roofs and so does the time. A really large roof might even take two or three days to be completely covered and this means that not only the materials will cost you a lot but also the labourers who will take much longer to complete the job as opposed to installing a smaller flat roof.
Scaffolding hire
Scaffolding is a necessity for most height-related jobs. Whether it’s erecting a structure or repairing a flat roof, scaffolding will make the job safer and more efficient.
Waste removal
Doing a flat roof repair could be pretty messy, depending on the situation. For example, if you don’t have anything to cover the roof or surrounding area, then any waste will be everywhere. Thankfully, most companies deal with waste and add it into their quotes, meaning you don’t have to think about it. Although if you do the job yourself, it might be necessary to pay for the disposal of waste.
Process of installing a flat roof
Depending on the different materials used to construct flat roofs, there are slightly different methods for replacing or repairing. This section will point out how things might differ so you know the points you need to discuss with your contractor.
Roof inspection
The roofing contractor will inspect the existing roof to see if there are any deficiencies and if anything will need changing or repairs. During this stage, the contractor might notice several things from a sagging roof to blocked gutters.
When inspecting a flat roof, a contractor will check all components that make up the structure, from the downspouts and wall plates to the insulation, drains and venting systems. This will give you peace of mind and ensure that your investment is protected.
2. Removing the old roof
Once the necessary inspection has taken place, it is safe to start the installation process. Work with a trusted contractor and get his advice on how to proceed. The first thing you need to do is remove the old roof before installing the new one. This will vary based on the material of the roof, but most materials like felt or rubber can be disposed off easily in chunks with a utility knife or a small spade.
It’s important to know about your roof, which panels are damaged, and what needs to be done before anything else. A specialist will need to assess the size and complexity of the project. This will determine how many workers are needed, what equipment might be required, and how much the materials will cost.
3. Measuring the Space
Once the old roof is removed, and all debris has been cleaned away, it is time to measure the space in which the new roof will be installed. Make sure to pay close attention to all measurements, and always have them checked by a professional. This will help determine the materials required as well.
4. Installing the New Roof
Installing the new roof is the third and final stage in putting up a new roof, and will take a day to complete. Depending on the material being used, there are different ways of going about securing it. For instance with felt, the material is laid in place and secured with nails or drills. Alternatively for rubber, the best means of securing the material is with a strong adhesive.
Taking down the old roof material is the first step in any roofing job, so you’ll need to carefully inspect it first. Any loose or cracked shingles should be cut or pried off the roof to prevent tearing during removal. Be sure to take pictures of damaged areas and other important information before you remove anything else.
Planning permissions for installing a flat roof
Generally, you don’t need to apply for planning permission (or building regulation approval) to carry out work on your roof if the existing roof remains covered – for example, underneath a specially designed wooden roof. The simple answer is that you don’t need permission to replace a roof in this way, however, there are some exceptions to this which you should check.
However, if you need to make any major structural changes, you may need to obtain planning permissions from the local authorities.
Choosing a Flat Roof Type
Flat roof can be created using a wide variety of materials. Below, you will find a brief introduction to each material.
Felt Roof
The felt roof is a type of flat roof that is made from felt material. It was named this because it is usually made from a fabric that is stiff and hard. This kind of roofing is also light, which makes it easy to replace, and affordable. They are however more prone to damage from severe weather conditions.
Rubber roofing
Rubber roofing is a versatile product, accommodating all kinds of styles. The installation process is fairly easy to do. Though how much it costs can vary from project to project. It’s more environmentally friendly and is long lasting. It’s also very resistant to bad weather and UV rays. It’s however scarce and difficult to find, so do ensure you communicate with your contractor that enough material has been sourced for your requirement.
Fibreglass roofing
If you want a roof that will last ages, this might be the one for you. This method is often used in industrial settings and other areas where there are plenty of tough conditions. This will keep your building watertight and safe from the elements, making it a sturdy and reliable place to hide away. Most popular in rural areas, but still very much urban friendly.
When does a flat roof need replacing?
Although a flat roof repair is rarely the recommended solution, there are situations where these repairs might become necessary. This might include a small patch or an area where you have lost shingles due to severe weather. Here are three signs that indicate that it is time to replace your roof.
Leaking
If there is water seeping into your home, this is a sure sign of a problem with the roof. There are several different signs that indicate when your roof needs replacement or repairs: If you see water stains on the ceiling or walls, you notice mold growing above or below light switches or in corners, or you see pools of water in areas that aren’t near sewer lines, this may be an indication of a leaky roof.
Algae stains
Over time, airborne algae might settle on your roof and eventually discolour it. If you want to ensure your roof continues to look as good as it did on day one, replacing it before algae stains start to form is always a good idea. And yes, the green staining you occasionally notice on the roof shingles is actually an algae that thrives in damp conditions.
Moss
Moss likes to grow in shady, damp areas, and also between small cracks and spaces in roofs. While they aren’t a serious danger and their presence isn’t necessarily harmful, they don’t look very good either. Fortunately, while removing them isn’t always easy, if you know what you’re doing then it should be safe and possible.
Cost of Removing a Flat Roof
Removing a roof is part of flat roof repair that may be completed when it’s about to be repaired, or a new roof installed. However, there are situations where removing the roof might be part of another project, such as converting the roof into a porch. Most roofing companies will charge between £80 and £120 per m2 (labour included or excluded depends on the company). We always recommend sourcing quotes from several reputable roofing companies so you can compare prices. REMEMBER cheap is not always good!
Choosing a flat roof contractor
Below are some of the points to consider when choosing a roofing contractor to get a flat roof quotation:
- Check the experience level they possess – At Premier Roofing Solutions, our flat roofing specialists have over 25 Years experience serving the NG Postcode District
- Proof of past work flat roof work – Our roofing experts at Premier Roofing Solutions have worked on several flat roofing projects that were highly rated by our customers.
- Qualifications the roofers possess – Premier Roofing Solutions are Permaroof certified and Trustmark endorsed ensuring high quality of work providing a greater peace of mind.
- Provides workmanship guarantee – this provides you with assurance of high quality of work. Our roofers at Premier Roofing Solutions provide upto 20 year rubber roof warranty.
If you’re looking to replace your flat roof, do get in touch with us and we will provide you with a FREE no obligation flat roof quote. Our team of flat roofing contractors have over 25 years experience, and include a free workmanship guarantee and warranty for all new flat roof installations.
