Curious how much a new flat roof is going to cost?
Flat roof replacement cost is one of those subjects that many people dread. The roofers all come back with vastly different numbers, and no one can work out what’s actually a fair price.
There’s a reason…
Flat roof replacement cost is not the most straightforward of things for the average homeowner. There are a lot of variables, and a lot of cowboy roofers looking to take advantage of that fact.
The good news? Knowledge is power.
With the right checklist, homeowners can accurately budget for the work and make sure they never get overcharged.
What you’ll discover:
- What Influences Flat Roof Replacement Cost?
- Breaking Down Material Costs
- The Labour Factor
- Hidden Costs That Catch Homeowners Out
- How To Get The Best Price
What Influences Flat Roof Replacement Cost?
As you can probably imagine, the factors that influence flat roof replacement cost are several.
The most obvious is the size of the roof. Bigger roofs = more materials = more labour = more money.
But that’s not the whole story. There’s a lot more to it than that.
Here’s everything that factors into the final figure:
- Roof size and accessibility
- The materials being used (felt, rubber, fibreglass, etc)
- Location (costs vary across the UK)
- The existing roof condition
- The need for scaffolding
For those researching flat roof replacement cost in London, there’s a helpful guide that breaks down exactly what to expect. London is more expensive than the rest of the UK in terms of living costs. This means that labour rates are higher, no matter the trade.
On the plus side, knowing what’s included in that price is half the battle.
Breaking Down Material Costs
Believe it or not, the materials make the biggest single difference to flat roof replacement cost.
Felt is by far the cheapest. It’s a tried and tested material that is still popular today due to how cheap it is. Good for small flat roofs on extensions, garages and porches. Expect to pay around £50-80 per square metre.
Rubber (EPDM) falls in the middle. It’s more expensive than felt but far more durable. Expect to pay somewhere in the region of £80-100 per square metre.
Fibreglass (GRP) is the most expensive option. While it’s still not cheap, it does provide excellent durability and a seamless finish. Expect to pay around £90-120 per square metre.
Here’s a quick comparison of costs:
- Felt: £50-£80 per m² (lasts 10-15 years)
- Rubber: £80-£100 per m² (lasts 25-50 years)
- Fibreglass: £90-£120 per m² (lasts 20-30 years)
The cheapest isn’t always the best option. Felt has to be replaced more often, meaning you’re paying for the same installation work multiple times over the years.
The Labour Factor
Did you know this little factoid?
According to research, labour costs account for between 40% and 60% of the overall flat roof replacement cost.
Yep, that’s almost half the overall budget going straight to the installers.
Most roofers in the UK will charge somewhere between £150 and £250 per day. In most cases, they’ll come as a pair. So the overall daily labour cost will be between £200 and £300 for the team.
An average-sized flat roof replacement will take two to three days. Do the maths…
£200 to £300 per day x 2 to 3 days = £600 to £900 for labour (in total) for a straightforward job.
Add in other complexities like difficult access, scaffolding needs, an existing roof that needs stripping first or structural damage underneath, and it all goes up.
This is why it’s so important to get several quotes. Labour rates differ wildly between contractors.
Hidden Costs That Catch Homeowners Out
Let’s be honest…
There are some sneaky costs that pop up on the final invoice and leave people gobsmacked.
Scaffolding is the big one. Flat roofs that are above ground level are considered to be more of a health and safety risk for the installation team. So they need to erect scaffolding to gain safe access. This alone typically costs around £800-£1200 for the job.
Skip hire for old roofing material removal isn’t always included in the basic estimate. This is often another £200 to £400 depending on the volume of waste.
Insulation upgrades are sometimes needed to comply with current building regs. In some cases, existing insulation needs upgrading too. This is a further cost that some roofers forget to include.
Structural repairs often rear their ugly heads once the old roof is stripped back. Badly rotten timbers, joists that have given up the ghost and a whole host of other issues are hiding underneath that shiny new roof.
Any cost that’s necessary to complete the job is added to the final invoice.
The trick?
Ask the contractor what’s included before work begins. If something isn’t clear in the quote, ask about it. Cheaper headline figures are all too often achieved by excluding the necessary extras.
How To Get The Best Price
How does the average homeowner get the best price on a flat roof replacement?
Strategy is key.
The first step is to get at least three quotes from different roofing contractors. This gives a good overview of the price in the local area.
Here’s the general checklist:
- Get at least three written quotes
- All quotes need to be for the same scope of work
- Confirm that scaffolding is included
- Waste removal should be covered
- Guarantees and warranties are a must
The cheapest quote isn’t always the best deal. There are plenty of examples of unscrupulous roofing companies quoting too low to make a profit and disappearing before they’ve finished.
The best long-term option is to go with a reputable local contractor with good reviews, full insurance and a workmanship guarantee that is actually worth the paper it’s written on.
According to industry estimates, a properly installed flat roof has a lifespan of 25 to 30 years.
Pay a little more now for good installation, and it makes financial sense over that period of time.
A couple of things to be aware of here:
- Quotes that are too low and seem unbelievable
- Roofers asking for full payment upfront
- Quotes that come with no written guarantee
- Pressure to make a decision quickly
It’s always worth taking the time to research local roofing companies. Read reviews, check websites and ask for references.
Replacing a flat roof is a big job. Take your time and don’t rush the decision.
Bringing It All Together
Flat roof replacement cost varies wildly based on the type of materials used, labour costs, location and those sneaky hidden extras that no one seems to know about until the invoice arrives.
In the UK, a typical homeowner should expect to pay between £1500 for a small garage flat roof and £4500 or more for bigger extensions and premium materials.
Here’s a quick summary:
- Materials account for ~50% of the total cost
- Labour costs take up ~40% to 60% of the budget
- Scaffolding and waste removal are a must
- Three or more quotes should be obtained
- Quality installation helps to increase the roof’s lifespan significantly
By knowing the factors that impact flat roof replacement cost, homeowners can budget more effectively and make sure they get the right contractor for the job.
No more nasty surprises on the final invoice.
The roof is literally protecting everything underneath it. It’s money well spent in the long term.