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Flat roof prices · South Yorkshire Real prices, real ranges. No callback chasing for a number.

Most flat roofers will not publish a price. We will. The numbers below are honest ranges from real recent jobs across South Yorkshire. If your job falls outside any of these, ring us on 07807 815181 and we will be straight about it. Want the working-out? Read the full cost-per-m² guide or the replacement cost breakdown.

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By job type

What does it actually cost?

Honest ranges. Where the real number lands within a range depends on access, deck condition, and how much detail work the roof needs — the section below walks through those factors.

Small repairs

From £250

Single localised defect on a roof with life left — a failed seam, a lifted edge, a small puncture. Felt repaired with felt, single ply repaired with single ply.

Usually same day

Garage roof replacement

£1,800 – £2,950

Strip old felt or GRP, check the deck, install new single ply membrane with proper upstands. Typical 18-25 m² garage.

1 day on site

Outhouse / small dormer reroof

£1,500 – £2,500

8-15 m² jobs — back-yard outhouse, single-storey extension, rear dormer. Often combined with new lead flashing.

½ to 1 day

Failed felt strip & replace

£2,000 – £3,000

End-of-life felt over a kitchen back extension or similar. Strip to deck, repair soft OSB if needed, new single ply with full upstands. Around 14-20 m².

1-2 days

House extension flat roof

£2,800 – £5,500

New-build or replacement extension roof, 24-40 m². Single ply membrane, light-grey or slate-grey finish, detailed into surrounding render or parapet.

1-2 days

Failed GRP strip & replace

£3,200 – £4,500

Stripping cracked GRP back to the deck, upgrading insulation to current Building Regs (120 mm PIR typical), new welded single ply. Usually includes upstand rework.

1-2 days

Warm-roof upgrade

£3,000 – £4,500

Existing flat roof retained where sound, full warm-roof build-up added — VCL, PIR insulation, fresh single ply top sheet. Cuts the heat lost through the roof.

1-2 days

Electronic leak detection

£500 + written report

Full electronic test across the roof, leak source pinpointed, photo-documented written report. Repair handled separately once we know exactly where to go.

1 day on site

Pre-purchase property roof survey

From £250

A survey of an existing single ply or green roof before you buy a property. Detailed written report on condition, remaining life, and likely costs — for you, your solicitor, or your mortgage company.

3–5 working days for the report

Commercial installations

POA

Factory, warehouse, school, healthcare, retail. Phased works around your operations, FM Global-approved systems available, full RAMS / COSHH / O&M documentation pack. Genuinely too variable to quote per m² — every commercial job is different.

Quote within 5 working days of our visit
What moves the number

6 factors that decide where you land in the range

Same service category, different price points. Here is what changes the bill.

01

Roof size

Square metres is the biggest driver. More m² = more material and labour.

02

Access

Single-storey ladder access is cheapest. Multi-storey scaffold, narrow alleyways, or a job that requires a cherrypicker all add cost.

03

Deck condition

If the existing OSB or timber decking is soft or rotten, we replace what we have to. Often only found once the old roof is off.

04

Insulation upgrade

When a flat roof is replaced, Building Regs usually require a U-value of 0.18 W/m²K. Adding 120 mm PIR is +£40 per m².

05

System chosen

Sika, Renolit, IKO, Fatra, Alwitra, Icopal, Protan — the price gap between manufacturers is small. We pick what suits the roof, not what we are tied to.

06

Detail complexity

Parapets, multiple penetrations, lead flashings into existing stonework — all add labour time.

Always included

In every new roof quote

  • Free quote visit at your property
  • Itemised written quote
  • All materials and labour
  • Standard ladder or single-storey scaffold access
  • Waste removal (one van load)
  • 20-year manufacturer warranty registered in your name
  • Our own 20-year workmanship guarantee
  • Site protection and proper tidy-up at the end
  • Photo handover record
  • VAT (residential prices are inc VAT — commercial quoted +VAT)

Repairs and roof surveys are quoted differently: a repair comes with its own written guarantee terms, and a survey with a written report. See our terms.

Not included by default

Quoted separately if needed

  • − Skip hire (only needed on larger jobs — £150-£300 typical)
  • − Multi-storey or hard-to-reach scaffold (we will quote separately)
  • − Specialist access equipment (cherrypicker, crane lift)
  • − Listed building consent or planning application fees
  • − Internal repairs to ceilings or plaster damaged by historic leaks
  • − Anything we find during strip-out that was not visible at the quote visit
Pricing questions

What customers usually want to know

Common questions before you commit. If yours is not here, ring us and we will be straight about it.

Why publish prices when most roofers do not?
Because customers being unable to estimate a job before they call is the single biggest source of friction in this trade. We would rather lose enquiries from people who think we are too expensive than waste their time and ours with a quote visit for a job they cannot afford. The numbers on this page are honest ranges from real recent jobs across South Yorkshire.
Do I have to commit to anything to get a quote?
No. The quote visit is free, the written quote is free, and there is no follow-up sales pressure if you decide to go with someone else. We do not do callback chasing or "today only" discount tactics. If you ring on Tuesday and decide to wait six months, we will still be here in six months.
Are these prices inc or excl VAT?
Residential prices on this page are inclusive of VAT. Commercial quotes are presented +VAT (the B2B norm — your accountant claims it back). Either way, the VAT position is always stated clearly on the written quote.
What is the cheapest way to fix a leaking flat roof?
If the rest of the roof has genuine life left in it, a localised repair (from £250) is the right answer. If the whole roof is at end of life, a repair just buys months — full replacement is the cheaper option over a 5-year horizon. We will tell you straight at the quote visit which one applies to yours.
Will the final price match the quote?
On a standard job, yes — the written quote is what you pay. The only time a price changes is if we strip the roof and find something that was not visible at the quote visit (soft deck, hidden damp, an upstand that needs rebuilding). In that case we stop work, ring you, explain what we have found, and agree the additional cost before doing anything that affects the bill. No surprise invoices.
Do you do payment plans?
On standard domestic work we ask for payment on completion — no deposit upfront, no instalments. Larger commercial jobs sometimes use staged payments and those terms go into the quote. For genuine hardship cases (emergency leaks on properties where the owner is in difficulty), we have occasionally been flexible. Ring and have an honest conversation.
My quote from another roofer is much cheaper — should I go with them?
Maybe. Honest answer: there are good roofers cheaper than us and there are cowboys cheaper than us. Compare what is in the quotes, not just the headline number. Check: (1) what membrane system, (2) what manufacturer warranty length, (3) what workmanship guarantee, (4) what insulation U-value, (5) whether VAT is in or out, (6) how they handle waste. A £500 cheaper quote that misses insulation, uses a 10-year warranty product, and excludes waste removal is usually not actually cheaper. Our quote checklist has twelve questions to ask of every quote, with our own answers.

Free quote visit · No hard sell · Transparent pricing

Ready when you are.

Speak to a real roofer in 30 seconds — or get a transparent price range in 60.

Get a price in 60 seconds Call 07807 815181