Compare flat roof quotes, question by question.
Three quotes, three prices, and each one written a different way. Ask every roofer the same twelve questions, tick the ones each quote answers in writing, and see what you’re really being offered. Our own answers are under each question.
Twelve questions, for every quote.
Tick each quote that answers the question in writing. If one doesn’t, ask the roofer, and ask for the answer to be added to the quote.
Name your quotes (optional)
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Is the quote written down and itemised?
A price given on the doorstep is hard to hold anyone to. A written, itemised quote lets you compare like with like, line by line.
Look for: Each part of the job listed, and a list of what isn’t included.
Our answer: Every quote is written and itemised, and says what is and isn’t included.
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Does the old roof come off?
Stripping the old roof back to the deck is a big part of the work and the cost. If a quote doesn’t mention it, ask whether the new roof is going on top of the old one.
Look for: The word “strip”, and what happens to the deck underneath.
Our answer: On a replacement we strip the old roof and check the deck. On a warm-roof upgrade a sound existing roof can stay as the base. The quote says which.
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Which membrane, and from which maker?
“Single ply”, “rubber roof” and “felt” each cover lots of different products, at different prices and with different warranties. With the maker and the product name you can look it up yourself.
Look for: The manufacturer and the product name, on the quote.
Our answer: We name the manufacturer and the system. We fit seven systems: Sika, Renolit, IKO, Fatra, Alwitra, Icopal and Protan.
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Does the insulation meet Building Regulations?
When a flat roof over a heated room is replaced, Building Regulations usually require insulation to a U-value of 0.18 W/m²K. A quote that leaves it out can look cheaper. An unheated garage usually doesn’t need it.
Look for: Insulation listed as part of the job, or a clear note that none is included.
Our answer: Insulation is its own line on our quote, so you can see what it adds: typically 120 mm PIR, at +£40/m².
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Who backs the guarantee, and for how long?
There are usually two: the manufacturer’s warranty on the membrane, and the roofer’s own guarantee on the workmanship. A guarantee is only as good as whoever stands behind it.
Look for: Who gives each one, how many years, and both in writing, in your name.
Our answer: A 20-year manufacturer warranty registered in your name, and our own 20-year workmanship guarantee, both in writing.
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Is VAT included?
A £4,800 quote including VAT and a £4,000 quote plus VAT are the same price. Check which one you’re looking at before you compare.
Look for: “Inc VAT” or “+ VAT” next to the total.
Our answer: Homeowner prices include VAT. Business and commercial quotes are + VAT. The quote says which.
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Is scaffolding included?
A roof above the ground floor usually needs scaffolding, and that can add over £1,000. Ask whether it’s in the price or extra.
Look for: Scaffolding or access included, or priced as its own line.
Our answer: Ladder or single-storey scaffold access is included. A roof at first floor or higher, like a dormer, needs scaffolding: our estimator adds £1,000–£2,000 and the quote prices it.
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Is the old roof taken away?
Stripping a roof makes a lot of waste, and getting rid of it costs money. Ask whether it’s in the price, and whether a skip is extra.
Look for: Waste removal included, and any skip priced.
Our answer: Waste removal, one van load, is included. Bigger jobs sometimes need a skip, typically £150–£300, and the quote says if yours does.
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Who will actually do the work?
The person who quotes isn’t always the person on your roof. Ask who fits it, whether they’re trained on that membrane, and whether any of it is subcontracted.
Look for: Who is doing the work, and their training or approval from the membrane maker.
Our answer: Chris, the owner, visits and prices every roof himself, and he’s on the roof for every job with our own team. We don’t use subcontracted crews.
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What if they find a problem under the old roof?
Nobody can see a rotten deck until the old roof is off. A good quote says what happens then, before it happens.
Look for: How hidden problems are priced, and that you agree any extra before it’s done.
Our answer: We stop, ring you, show you what we’ve found and agree the cost before doing anything that changes the bill.
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How much do you pay up front?
Ask how much is due before the work starts, and when the rest is due. If a deposit is asked for, ask what it covers.
Look for: The payment terms, written on the quote.
Our answer: On home roofs: no deposit, and payment on completion. Larger commercial jobs can have staged payments, set out in the quote.
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Are they insured?
Public liability insurance covers injury or damage caused by the work. Ask to see the certificate, and check it’s in date.
Look for: Public liability cover, how much, and a certificate in date.
Our answer: £10m public liability and £10m employer’s liability. Certificates on request.
Your tally
- Quote A 0 of 12 answered
- Quote B 0 of 12 answered
- Quote C 0 of 12 answered
The most ticks isn’t the whole story. A gap is a question to ask, not a reason to rule a roofer out: ask, and get the answer added to the quote.
Cheaper, or just less included?
A quote that leaves out the insulation, comes with a shorter warranty and doesn’t include taking the waste away can look hundreds of pounds cheaper, and not be. Put the missing lines back in and compare again.
Our price ranges, and what’s included and what isn’t, are on our pricing page, so you can check our quote the same way. For a rough figure for your roof now, use the online estimator.
Comparing quotes
Cheap quotes, missing answers, our quote and the checklist itself.
Is the cheapest quote the best one to take?
What if a quote doesn’t answer one of these questions?
Is your quote free?
How soon will I get your quote?
Will the final price match the quote?
How long does a flat roof on a house take?
Does the checklist save my ticks?
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