How Much Does It Cost to Replace a Flat Roof?
Surprisingly, most flat roofs are built with a little inclination to allow rainwater to drain into gutters; therefore, most flat roofs aren't flat!
Do you want to discover how much it will cost to replace or repair your flat roof?
This guide examines the costs of various roof replacements, including materials, labour costs and additional costs, as well as discussing how long it takes to replace a flat roof, the benefits and how much it costs to remove a flat roof.
This makes calculating the cost of a roof replacement simple for everyone.
So how much does replacing a flat roof cost?
A flat roof might cost anything from £1,000 - £5,000 on average. This appears to be a large range, but it is due to all the elements that influence the flat roof replacement price.
Considerations include the size of the house, the experience of the labourer, the convenience of access to the roof and the style of flat roof you choose. All of this is on top of other factors like the potential need for scaffolding.
The material used to construct a new flat roof is the most important factor that will influence its price. Felt roofs, for example, are much less expensive than lead or fibreglass roofs.
A garage roof is the most common type of flat roof that requires replacement or repair.
For a single flat garage roof replacement, expect to pay between £700 - £1,000, with a double garage roof costing roughly 50% more.
Continue reading to see what else can affect the final cost and how you can save money.
New Flat Roof Price List
The table below will breakdown the prices of replacing a flat roof:
| Job | Cost |
|---|---|
| Flat roof | £1,500 - £4,500 |
| Porch | £300 - £600 |
| Double garage | £1,200 - £2,000 |
| Extension roof | £500 - £3,000 |
| Dormer | £700 - £1,500 |
When estimating the cost of a flat roof replacement there are numerous aspects to consider.
- Flat roofing method used
- The material you select
- How accessible the roof is
- Roof size in square metres
- You location in the UK
- The type of contractors you hire
- The cost of waste removal
You should aim to take care of your roof as much as possible to avoid recurrent repairs or a complete replacement. This entails inspecting your roof at least twice a year, particularly when there are severe weather changes that could result in roof damage.
Make sure to check inside for any potential leaks in your ceiling since this could indicate the start of damage.
- How Much Does It Cost to Replace a Flat Roof?
- What are the Supply Costs of a Flat Roof Replacement?
- What are the Additional Costs of Replacing a Flat Roof?
- What Factors Impact Flat Roof Replacement Costs?
- How Much Do Flat Roofers Cost to Hire?
- How Long Does It Take to Replace a Flat Roof?
- Benefits of Replacing a Flat Roof
- How Much Does It Cost to Remove a Flat Roof?
- FAQs
What are the Supply Costs of a Flat Roof Replacement?
Because labour accounts for a large portion of any flat roof budget, it's also a good idea to understand how much the project will cost without additional labour fees. When obtaining quotes, this will give you an indication of how much they charge.
So, how much does a flat roof in the UK cost per square metre? This, in most cases, is dependent on the material used.
Flat roof replacement cost per square metre are as follows:
Felt usually costs £2 - £10 per m², rubber costs £9 - £12 per m² and fibreglass costs £2 - £3 per m².
The lead will cost you £2 - £4 per kg and fibreglass insulation costs £10 - £20 per m², PIR insulation boards cost £5 - £15 per m² and spray foam insulation costs £5 - £14 per spray can.
Therefore, the size of your flat roof will have a significant effect on your overall costs, as the larger the roof, the more materials will be needed. The table below will breakdown the supply costs of a replacement flat roof:
| Supply | Cost |
|---|---|
| Felt | £2 - £10 per m² |
| Rubber | £9 - £12 per m² |
| Fibreglass | £2 - £3 per m² |
| Lead | £2 - £4 per kg |
| Fibreglass insulation | £10 - £20 per m² |
| PIR insulation boards | £5 - £15 per m² |
| Spray foam insulation | £5 - £14 per spray can |
What are the Additional Costs of Replacing a Flat Roof?
When estimating the cost of a flat roof replacement or flat roof repair, there are various factors to consider. As a result, we'll go over the extra costs of replacing a flat roof here, so you know what to expect.
Soffits and Fascias
When rebuilding a flat roof, it's a good idea to replace the fascia boards as well, because they'll have to be removed anyhow, so you're already paying for half the job.
The cost of soffit and fascia replacement varies based on whether you are just getting a partial replacement or replacing them across your entire home. On average the cost for supply and fit is between £1,000 - £4,600.
Guttering
While carrying out roof repairs or replacements, it’s often worth checking your guttering. If your gutters are old or damaged, replacing them at the same time can prevent future issues and reduce labour costs by combining the jobs.
The cost of guttering replacement depends on the type of material and the size of your home. On average, the supply and installation of new guttering costs between £450 - £900.
Scaffolding Hire
You may need to erect scaffolding to allow tradesmen access to your roof. If, this is the case then you can hire scaffolding from various companies.
The type and size of scaffolding, the number of tradespeople engaged, the convenience of access, and the location of your property are all factors that determine the cost of hiring scaffolding.
Setting up a scaffolding tower to fix lower hip tiles would cost around £230 - £270 in labour. Scaffolding bridge for a conservatory roof would cost roughly £430 - £470 in labour rates, while scaffolding at the front of a property for roofing would cost around £400 - £450.
Skip Hire
Depending on the situation, flat roof repairs may become quite dirty. This is because waste disposal could be a significant issue.
Fortunately, most businesses deal with waste and include it in their estimates, so you won't have to. If you conduct the work yourself, though, you may have to pay for garbage removal.
The number of tradesmen engaged in delivering and collecting the waste, the ease of access to your property, and your location are all factors that affect the price.
Because skip hire fees vary across the country, where you live will have an impact on the cost of hiring a skip.
What Factors Impact Flat Roof Replacement Costs?
Location
The cost of this work will be determined by a variety of criteria including where you live in the UK as labour costs vary across the country.
Labour costs in the north of England, Scotland, and Northern Ireland are often cheaper than the national average. However, costs in the Southeast are higher (London in particular).
Duration
The length of time the job takes will almost certainly influence the labour cost. The majority of contractors bill by the day or hour.
However, the length of the project likely has no bearing on the cost. A contractor or corporation, for example, may have a defined rate regardless of how long the project takes.
Size
It goes without saying that the larger the roof, the higher the expense.
This would be significant not only in terms of material prices, as a larger roof will simply cost more, but also in terms of labour expenses, as a larger installation will likely take longer, raising the total cost.
A larger flat roof replacement would also result in greater waste removal cost.
Condition of Your Current Roof
The present roof's condition is also important since it may take longer to remove if it is in poor condition; for example, a tradesperson may take longer to remove a roof in poor condition for safety concerns.
Number of Tradesmen
The higher the hourly or daily labour rate (where appropriate), the more tradesmen you recruit. However, with additional labourers on-site, the work may take less time.
How Much Do Flat Roofers Cost to Hire?
A flat roof replacement must be done correctly for it to last and be fitted properly so hiring a professional is always recommended.
If you're employing professionals to do the job, you'll need to find a reputable roofer with relevant experience. Typically, they will charge between £25 - £50 per hour.
Most contractors will include their fees within the total cost of the flat roof replacement. So, paying attention to the quote details will make sure you're not being overcharged. In general, labour fees for a full flat roof replacement should range from £200 - £500.
Most roofers require an extra pair of hands to complete their work efficiently so you'll almost certainly have to pay two people to do the task.
To guarantee that you're employing a trustworthy tradesman make sure they have at least 5 years of roofing expertise and that they're covered by public liability insurance, which will protect both them and you in the event of an accident.
You should also see if they have a certificate in roof slating and tiling. This is not, however, a legal prerequisite for becoming a skilled roofer.
How Long Does It Take to Replace a Flat Roof?
A roof can be replaced in as little as one day. A single-family home's whole roofing replacement takes about 2-3 days on average.
When compared to sloped roofs, flat EPDM roofing uses fewer materials. They also require less time to install than heavy tiles or wood shakes. However, flat roofs hold more water than pitched roofs, and so installation of effective drainage is required which can add to the time it takes.
If your flat roof is unusually shaped or requires a lot of cutting around roof windows or pipelines, as well as flat roofs on the second or third levels that require scaffolding, they will take longer to finish.
Benefits of Replacing a Flat Roof
Flat roofs are among the most contentious of all the roof styles for buildings and dwellings. Outbuildings and huge structures are the most common places to find them. Flat roofs come with their own set of issues and requirements.
If you are planning to install a flat roof on a home or structure, it is critical to understand the benefits of flat roofs and what you will gain by replacing a flat roof.
Cost
They are relatively inexpensive to construct and install, as well as the materials frequently utilised for flat roofs. The flat roof insulation board costs about £5 to £15 per square metre.
It makes flat roof installation, as well as upkeep and maintenance, relatively economical. Because there is less risk involved in creating a flat roof, labour is less expensive.
Flat roofs are easier and faster to install. Over the roof's lifetime, there are fewer damages and repair expenditures. Flat roofs can benefit from solar panels, which save power, and satellites, which make gutter repairs and cleaning less expensive and easier.
More Usage Space
A flat rooftop provides you with additional living space that you may make use of. It may be possible to set up a table and chairs as a small outside setting for your home (if you have the proper structural approval!).
However, if you truly want to make the most of that space, why not include more details? Create a rooftop garden or scatter herbs along the perimeter.
Easy Access
A flat roof is ideal for installing solar panels or even air conditioning systems. Because they'll be difficult to notice from the ground, looting will be discouraged. It will be quite simple to gain access to the units if you need to make any repairs.
Economical
A flat roof often costs less per square foot to construct than a pitched roof. When you consider that when you construct a flat, you have fewer square feet, you can save a lot of money. Furthermore, with a flat roof, there are fewer repair costs over time.
Better Rooms
Inside the house, you'll discover that upstairs rooms are easier to construct because they'll be supported by a flat roof rather than a pitched one that cuts into the area.
With traditional roofs, the upper walls are often sloping, or at least a portion of the ceiling is, reducing the amount of living space available. Flat roofs enable standard shaped rooms to be built to the top.
Aesthetically Pleasing
Your property will look wonderful no matter what, yet many people prefer a level roof. Nothing shouts future more than a lovely flat table in the modern home.
You'll also discover that flat roofs offer a variety of safety benefits. It's easier to clean the gutters (and install them, for that matter), and you'll have to clear the snow if it snows – but it's a lot easier when you can just walk across the roof rather than scrambling up on a chilly, slick pitched roof.
How Much Does It Cost to Remove a Flat Roof?
The process to remove a flat roof will consist of:
- Removal of existing roof felt
- An inspection of existing timber
- The supply and installation of underlay
- The supply and installation of the cap sheet
- The supply and installation of any edgings
- The removal of all waste materials
You may need to have your flat roof removed if it is leaking or if you want to transform it into a new pitched roof.
Professional removal costs roughly £80 per square metre on average, though this may vary depending on the type of material used since some may be more difficult to remove than others.
FAQs
Q: Is a DIY flat roof replacement possible?
A: Over time, your flat roof will experience a lot of wear and tear. Thankfully, these are arguably the easiest roofs to replace in terms of work. After removing the old roof, ethylene propylene diene monomer (EPDM) rubber can be used to build quickly and easily a new one.
If the damage to the roof is limited to a small area, repairing it rather than replacing it may be the best alternative. If you can't fix the roof material yourself, it can be more cost-effective to hire a contractor to replace the roof rather than paying them for modest, temporary repairs.
Q: When does your flat roof need replacing?
A: If you've seen water pouring from your ceiling, it could be the result of a hole, split, or blister in your roof material or flashing, both of which are prone to rips. On some materials, such as rubber or felt, you may be able to detect this; but, on others, such as lead, it may be fainter.
Water pooling is another prevalent problem that leads to a build-up of water that can lead to a leak. You should fix the problem as quickly as possible to avoid future damage.
Q: What is the best material for a flat roof?
A: EPDM is a reasonably low-cost flat roof material that offers several major advantages. It is quite probably the greatest flat roofing membrane. EPDM membranes are tough to beat because of their clean, simple installation, remarkable strength, long lifespan, and attractive finish.
Q: How long does a flat roof last?
A: Most conventional flat roofs are built of mineral felt or asphalt and have a maximum lifespan of ten to fifteen years. Unfortunately, they have a negative rep because of their proclivity for leaking or being ruined by standing water.
Q: Can you put a new flat roof on top of an old one?
A: No! This can result in a slew of issues that will undoubtedly emerge quickly after the builder has vanished into the sunset with your money!
Because the timbers beneath the old felt need to be inspected or replaced, removing them is an important component of the job. This will endure for a year or less before the roof splits and leaks due to movement, UV radiation from the sun, and a damaged existing roof.
