Can You Repair A Roof With Double Layer

A Look at Replacement Flat Roof Prices [Updated 2022]

(Update April 2022: The UK has witnessed unprecedented aggrandizement from 2022-22 and the cost of many building materials has skyrocketed, in some cases by threescore-eighty%. Labour shortages and associated wage rises are also pushing up prices for customers. The flat roof prices shown on this page were updated on the 8th April 2022 but pricing volatility in the United kingdom continues and prices may become up or down in the coming months. We urge consumers to store around for prices and e'er go at least three quotes. You can get a custom cost here. Regards, Daniel.)

Flat roofs are far more than likely to leak than whatsoever other blazon of roof covering – the elementary fact that they are apartment means they agree more h2o than an angled roof, where pelting gushes off into the guttering. Let the states guide yous through the 3 most popular flat roof replacement options and of course, how much each will cost.

In a Hurry? Here'southward How Much Garage Flat Roofs Toll:

Give or take a flake depending on where you live and whether you cull a local firm or a bigger company that charges more, await to pay around:

Project:	Price:
Single garage with rubber, fibreglass or torched-on felt covering, no decking	Approx £1250 inc VAT
Single garage with rubber, fibreglass or torched-on felt covering, with decking	Approx £1800 inc VAT
Double garage with rubber, fibreglass or torched-on felt covering, no decking	Approx £2150 inc VAT
Double garage with rubber, fibreglass or torched-on felt covering, with decking	Approx £3000 inc VAT
Get a Custom Price Here	Get a Custom Price Here

(Not sure which type of flat roof covering is best? Don't know your fibreglass from your EPDM rubber or your torchon felt? Check out this guide where we explain the pros and cons of each option)

Poll – How Much Do You Think a New Flat Roof to a Single Garage Like This Will Cost?

We launched our poll iii years ago so it contains recent and former answers, you lot might find the results insightful but as a general rule of thumb, consumers well-nigh e'er underestimate the true price.

You can go out your own reply if you wish:

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Unbiased and Sound Advice From a Apartment Covering Contractor With Over xx Years Feel

Check out this advice from an experienced covering contractor:

Apartment roofs are not supposed to be congenital perfectly flat, every bit bizarre as that may sound. The best affair you can do to ensure the finished apartment roof volition terminal as long as possible is to make sure whatever rainwater discharges off the roof and into the outlets or gutters without pooling on the surface. Whatever ponding of water will lead to a build-up of algae, sediment and mosses that can affect the surface materials, potentially shortening the life expectancy of the flat roof covering.

Here are three mutual reasons why water may puddle on a apartment roof and what you need to practise to fix each:

The decking (usually ply but historically chipboard) has sagged between the joists and the felt covering has sunk also, h2o now pools in puddles. Solution: Replace the decking boards with OSB boards and install a new felt roofing.
Rainwater flows the wrong fashion on the roof and pools. Solution: The decking should be raised at one end with firings (see image here) so the roof is higher at i end and lower at the other end where the guttering or h2o outlet is located. This piece of work should be completed before the installation of new felt coverings.
Flat roofs have an internal water outlet that blocks oftentimes. Solution: Ask a flat roof visitor to widen the outlet hole if possible and install a leaf guard (like this product) to foreclose blockages.

Non sure if your flat needs a complete replacement or can be repaired? Try our flat roof repair troubleshooting guide (with lots of photos and examples).

Flat Roof Pricing Examples

Beneath you will find three price examples for both single and double garage roofs, these are the most common types of apartment roofs in the United kingdom, then use these figures as a starting indicate:

1) Built-upwards (Torchon) Felt Organization

This blazon of flat roofing felt has been in use for decades and is still used today.

Layers of bitumen felt are estrus-welded onto each other to form an impenetrable bulwark.

Here is a video showing how the felt is installed on the apartment roof:

Cost guide:

Project:	Price:
Single garage	£1750.00 inc decking boards and VAT
Double garage	£3000.00 inc decking boards and VAT
Get a Custom Price Here	Get a Custom Toll Here

Materials Required to Replace a Typical Unmarried Garage Flat Roof

Here we delve into the cost of the materials for a typical unmarried garage flat roof.

Nosotros accept also provided suggested costs for waste removal, labour costs, turn a profit margins and VAT:

New OSB decking boards 2440mm x 1220mm (optional) – £fourscore.00 each supply and fit inc VAT
Firrings £90.00 (optional) inc VAT
Base layer £80.00 inc VAT
Mid layer £125.00 inc VAT
Top layer a cap sheet with a mineral end £225.00 inc VAT
Waste disposal – £100.00 inc VAT
Labour for two people – £180.00
Building control notification – £l.00
Net profit – £300.00
VAT on labour and profits – £76.00

Assuming you only demand the felt replaced with a 2-layer arrangement (oft used on some garages and most sheds) – £1000 inc VAT.

For a three-layer felt simply system (required over habitable and insulated areas of the house) – £1250.00 inc VAT.

For a complete replacement including new decking boards with a 3 layer organization – £1750.00. Add £50 for firrings if needed.

We haven't included the cost for replacement guttering, fascias or soffits. Besides, boosted insulation may be needed on some flat roofs to meet current regulations.

Don't forget; our breakdown of the flat roof costs hither is for a unmarried garage roof.

What Almost a Double Garage?

The price breakdown shown above is for a single garage.

A double garage with a iii-layer system without new decking costs around £2150.00 inc VAT.

A double garage with a three-layer system and new decking normally costs around £3000.00 inc VAT.

2) Condom EPDM System Roof Cost

At that place are several different types of EPDM textile and as with any other type of felt, the weak point is the joints.

That'due south why we prefer the ane-slice rubber membrane as it doesn't accept any joints and in our opinion is less likely to leak in the future.

(Update April 2022: EPDM rubber roofing materials have come a long mode in contempo years and if installed correctly, joint separation should non be an event.)

Below is a bully video guide explaining how a jumpsuit membrane is installed:

Beneath is our suggested toll guide for condom flat roofs:

Project:	Price:
Unmarried garage	£1350.00 inc VAT, no decking
Get a Custom Price Here	Get a Custom Toll Here

Here is the approximate cost of the materials for a single roof:

Rubber membrane – £275.00 +vat

Adhesive and sealant – £75.00 +vat

Edgings and drip edge – £175.00 +vat

Waste product disposal, decking, fascias, guttering, building control notification etc as extras if needed.

iii) Fibreglass Flat Roof Covering Prices

(Update 2022: Fibreglass prices take ballooned in recent months due to supply concatenation problems, the prices below were updated in April 2022 but they could go up or down at anytime.)

Fibreglass is a long-lasting, tough, nevertheless slippery material that has been used as a flat roof roofing for decades.

Information technology's commonly seen on smaller flat roofs such equally unmarried garages, porch roofs and door canopies.

At that place is a downside to fibreglass – unlike bitumen felt, it cannot be laid onto old ply or chipboard. New OSB boards must be laid down first, this can make fibreglass expensive for larger roofs.

Below is a video showing how fibreglass is secured to a typical apartment roof:

Price guide:

Projection:	Price:
Single garage roof inc decking boards:	£1800.00
Become a Custom Price Here	Get a Custom Cost Here

Material price – below you'll detect a listing of the materials required to replace a single garage flat roof, along with prices:

Fibreglass flat roof kit for single flat roof: £425.00

Trims and billy – £100 +vat

OSB boards – £450 inc VAT, supplied and fitted.

Encounter The Prices Our Site'southward Visitors Have Been Given For a New Flat Roof:

We think these prices are really insightful, although some are from a few years ago and will be out of date by now.

Have y'all been given a toll from a apartment roofing contractor?

Let other visitors know how much it cost past filling out the contact form (no e-mail or personal information required).

Name:	Desc:	Price:
Pam and Jim Peters (SL4 2SG)	Roof on annexe size 20'x10'. 3 layer felt 100mm thick. (2020)	£1170 +VAT
Vicky (Oxford)	Single garage roof, replacement of boards and roofing felt including pb flashing. (2020)	£1750
Lee (Gainsborough)	To give yous an idea of materials cost (and so you tin can work out what your contractor is charging for labour) I take just completely replaced my big 3m x 12m garage/extension roof. I replaced everything from the firrings upwards (so firrings, deck, epdm 1.5mm, all trims, new fasica and completely new guttering. The materials toll came in well-nigh £1600. My area is nearly twice the size of a standard domestic garage. (2019)	£1600 (materials only)
Rachel Effie (Sunderland)	3x2. Bath flat roof ane board to be replaced and flat roof (2019)	£450
Dave James (Darlington)	Bay window approx 2m x 0.75 m fibreglass (2019)	£450
Eastward Davies (Essex)	7M 10 4.5m dorma flat roof supercede former felt with high tech (Protan) Membrane. 20 years (Life time guarantee while we alive here) insurance backed. Toll does not include decking or insulation. (2019)	£6335
Susan Walker-Mitchell (Royston nr Cambridge)	I have a single garage currently covered in felt. I've received three quotations for replacement with a torch on system. Ane was £2,500 (rejected straight abroad as being ridiculous), some other was over £17,500 and some other was £14,050. They all seem very very high for a relatively small area. I haven't yet fabricated a determination though the company that gave the everyman quote go along ringing and emailing to get me to say yes. (2018)	See notes
Martin (London)	Flat roof 4.5m x 3.vi m Supplant old bitumen with GRP Pro fibreglass, add new decking on meridian, plus one depression parapet wall at edge with reclaimed London bricks (2018)	£8000
Paul Johnson (Birmingham)	2nd storey loft extension, apartment roof Firestone rubber EPDM 6.5m x 3.5m (2018)	£3750
Ian Jones (North Wales)	Single garage fibreglass apartment roof (2018)	£1500
C. Norton (Lancashire)	Flat roof iii metres X 5 metres. EPDM safe, asked for actress autumn on roof to be made. New flashing. New plastic facia boards and guttering. (2018)	£2150
Maria (London)	The apartment roof is torch on Bitumen with torch on flashing, this roof has been patched repaired previously, torch on felt roofs accept an approximate life span of 10-12 years only as a covering. We would recommend a unlike covering such equally GRP fibre glass. To supply & fit GRP (fibre glass) complete with a xx years articles warranty, apartment roof complete with 18mm OSB tongue & groove boarding laid on peak of firming pieces to correct slopes – (not suitable as a balcony) (size is approx 3m x 3m) (2018)	£4850
Lisa (Derby)	10x3 meter dorma with epdm and insulation below - include removal of quondam felt (2017)	£2750

Which Fabric is the All-time?

Now you lot have a good idea of how much a new flat roof will toll, you'll demand to decide which material is best for your roof.

In that location are pros and cons to each textile, so we've created an in-depth guide that is targeted at beginners and those with very little knowledge of flat roof options.

Explore our impartial guide and discover answers to questions such every bit:

Practice I really demand to replace the costly timber decking underneath the roof roofing?
Which option is best?
Which textile is cheapest?
Which will terminal the longest?
What type of flat roof looks the virtually highly-seasoned?
Do I need extra insulation?

Check out our impartial guide to apartment roof options hither

Asbestos Flat Roofs – Does Your Roof Contain Nasty Asbestos?

We recently got in touch with several asbestos removal companies and asked them how much it costs to safely remove asbestos sheets from a flat roof.

The cost was much less than we thought, explore our guide to asbestos removal costs hither.

Asbestos was widely used in the 1970s and '80s, even into the '90s.

Not sure what this harmful textile looks like?

Hither's a photograph:

Just to misfile matters, there are several products on the market place that look identical to Asbestos just in fact, don't contain any of this unsafe material.

These were created for repairs and replacements of damaged asbestos:

Asbestos is quite safe provided information technology isn't disturbed. If you have an asbestos flat roof and you want to replace it with fibreglass, felt or prophylactic, start bank check our guide to asbestos roof removal costs.

Insulation – Do You Demand it to Comply With Building Regulations?

Merely when nosotros idea nosotros'd covered all aspects of flat roof prices, forth comes some other consideration.

Since 2005, if you replace 25% or more of your roof roofing (felt) then yous need to ensure that the entire apartment roof has enough insulation to satisfy electric current building regulations.

This simply applies to flat roofs over habitable parts of your habitation, and then it excludes garages, sheds some porches and well-nigh door canopies.

How much insulation you'll demand depends on how much is already in your roof.

Visit our impartial guide to apartment roofs for more information.

Can a Apartment Roof be Repaired? How Much Does a Typical Repair Cost?

Patch repairs are frequently possible if the apartment roof is damaged due to an impact, perhaps a slipped slate, tile or tree co-operative etc.

However, if the roof has a leak due to its age then patch repairs are often a waste of coin, you could also make the leak worse by walking on it.

It'due south impossible to predict the cost of a patch repair without first inspecting the roof. Smaller jobs are notoriously difficult to gauge without looking at the roof in more item.

Nosotros would suggest a price of between £150 and £175 for a small patch repair to a bitumen felted apartment roof that has a tear, we assume that the decking or underlying roof structure isn't damaged.

Where Can Yous Get a Quote?

We hope you found our detailed guide to flat roof prices insightful.

Do consider that our prices are not a substitute for a fixed written quote that is provided after an inspection of the roof.

Let us help you source a competitive price online for your flat roof project.

Tap the button below to get started:

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What is a Flat Roof?

Contrary to the name, a Flat Roof isn't always flat. The term is used to describe any roof with a low pitch that requires a roofing rather than overlapping tiles. Flat Roofs are often plant above garages, dormers and some dwelling house extensions.

How long does it take to replace a flat roof?

A single garage roof without decking volition take about 4 hours. Removing and replacing the decking and you lot can await the work to take around vii or 8 hours. A double garage flat roof will take a 24-hour interval if you lot only supplant the felt, merely with the decking too, let a mean solar day and a half.

2 or 3 layer?

The congenital-up system should have 3 layers only on sheds and detached garages many roofers will offer the cheaper selection of two layers.

Rubber roof membranes crave only one layer.

Can this piece of work be done DIY?

The epdm "i slice" membrane is fairly piece of cake to install but would still exist best suited to someone with good carpentry skills.

Torched on felt and fibreglass should be left to experienced contractors.

Building Control will need to exist notofied and you lot'll demand to bear witness information technology meets all the requirements, including insulation.

What about edifice command?

Building control will need to be notified earlier and after the project if yous intend to supplant 25% or more of a roof.

The cheapest way to attain this is to apply a roofer that is a fellow member of the "Competent Roofer" scheme.

Members pay a joining fee of around £500 and a yearly renewal of £500. This allows them to cocky certify their piece of work at a cost of around £l per project.

Do I demand insulation?

When replacing a felt roof, the void betwixt the felt and the ceiling volition demand to be checked for insulation. If in that location isn't any or information technology's not plenty to meet regulations, extra insulation volition demand to be installed. There are various options available but the about popular is a foam-like board sandwiched between the decking and roof rafters.

Can I Merits the Toll of a New Flat Roof on My Home Insurance?

If the roof needs to exist repaired or replaced due to an unforeseeable event such as a salubrious tree falling onto information technology, then yeah, you may be able to claim on a abode insurance policy. Claims due to wear and tear, age or lack of maintenance are unlikely to be successful.

This guide was written by and was last updated in April 2022.

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Author - Danny Woodley