How much does a flat roof cost in Newcastle? An honest guide, roof by roof:
No two flat roofs are the same. So, instead of one vague number, here's what each type of roof actually involves and what it honestly costs. Where we can give you a range, we have: a garage roof typically runs £1,500–£3,500, a bay window £800–£1,600. Where a range would be a guess: kitchen extensions, bedrooms over garages - we tell you why instead of making one up. And for most standard roofs we can give you a ballpark figure after a quick conversation: 0191 236 3008.
Garage flat roof: £1,500 – £3,500
A garage flat roof replaced in EPDM rubber typically costs between £1,500 and £3,500. Why the wide range? Because in truth, we hardly ever get asked to do a simple garage, there's nearly always something involved. Some people have their boiler in the garage, so a flue comes out through the roof; some have pipes or gutters from other rooms draining into it; some garages need timber work, or the fall to be redesigned. Every one of those has to be properly detailed and dealt with, and each adds to the job.
And some straight talk: for a genuinely simple, small garage roof, we're often not the cheapest, smaller outfits with less setup and those that don’t use rubber membrane can do a basic garage for less, and often do. We come with a bigger team, proper insurance, scaffold equipment and a full professional setup, because that's what the work we do demands. If your garage really is the simple kind, we'll tell you that on the phone - and you can decide what matters to you.
Bay window roof: £800 – £1,600
"It's just the little roof over my bay, surely that's a couple of hundred quid?" We hear this a lot, and honestly, it's a tricky little roof. It's a small area, but it makes a big difference inside and out, including to the kerb appeal of your property, and every aspect of replacing a full flat roof still has to happen, just on a smaller scale. It even needs a scaffold tower, or full scaffolding if the bay is above first-floor height.
The job itself: the old roof is stripped off, we check the joists and replace whatever's needed, insulate with foam insulation, install a new deck, and cover it in EPDM, watertight, breathable, and properly flashed into the building. Sometimes, depending on where the bay sits, we also have to temporarily remove slates or tiles above it so the new roof can join the building correctly, then reinstate them all afterwards.
Occasionally we find there's no cavity tray in the wall above a bay window and one may need to be installed. More on cavity trays further down, because sometimes what looks like a leaking bay roof is really the wall, not the roof, and we always diagnose which before we take your money.
So yes, your bay window is a small roof, but it's no less complicated. It takes around a day to install, at £800–£1,600 depending on what's involved.
Kitchen extension roof: priced per roof - here's why a price range is hard to give:
"It's about 3 metres by 5, what does that cost?" We understand why people ask it that way, but we'd be making a number up if we answered it, and we don't do that. A kitchen extension roof is never just length × width, because the price lives in what's going on up there:
The lantern or skylights. If you have a roof lantern, we need to understand whether we can work around it or whether it has to come off or be modified to recover the roof properly. That changes the job significantly. There may be different two or three different flat roofs of different heights joining together which is common on extensions. There are often boiler flues, log-burner chimney pipes and other services up there too.
The fall. Believe it or not, some kitchen extensions were built with no fall at all, or a substandard one, which is exactly why water pools and the roof leaks. Sometimes we have to remove the lantern and fit firring pieces (tapered battens) to rebuild the fall so water actually runs to the gutter instead of sitting on your roof.
Insulation. It's a lived-in, inhabited room, so the roof must meet building regulations - a proper insulated warm deck. We conform to the regs and certify the work ourselves through the Competent Roofer scheme. If a roofer quotes for your extension and never mentions building regulations, that should worry you. And because it's a full-replacement warm deck, it comes with a 10-year insurance-backed workmanship warranty on top of the 20-year membrane guarantee that every Endura roof gets.
The neighbour join. Lots of Tyneside extensions butt up against next door's. How your new roof meets your neighbour's, neatly, properly, watertight on both sides, is part of the job and part of the price.
For a roof like this we'd usually come out and look, especially if it's been leaking - we need to see what's happening underneath. Sometimes we can give a desktop ballpark first.
Bedroom over the garage: priced per roof, ballpark on request
Tyneside is full of 60s and 70s houses extended over the garage with a flat roof on top — and we re-roof them day in, day out. It's pretty standard work for us, but three things set it apart from a garage roof:
Scaffolding. It's a first-floor roof, so it needs a full scaffold, which increases the price.
It's a bedroom. So the new roof must be an insulated warm deck built to building regulations — which we self-certify through the Competent Roofer scheme, certificate included. As a full-replacement warm deck, it also carries the 10-year insurance-backed workmanship warranty alongside the 20-year membrane guarantee.
Pipes and penetrations. These roofs often have soil pipes and other services coming in and out, and we always check the fall and where water has been pooling and why.
Porch roof: usually a quick ballpark over the phone
The first question is the same one we ask about garages: is the porch a heated, lived-in part of the house, or an external canopy? A canopy is a simpler, cold-deck job; a habitable porch needs insulation to building regulations, like a bay. Then it's the usual questions; what does the roof join onto, and how does it meet the house (and sometimes the neighbour's porch) and we can usually give you a ballpark number over the phone.
And no, there's no minimum job charge. We don't have such a thing. Every job is priced individually for what it actually involves. The price is just the price.
How we price. The desktop ballpark, the survey, and when a price can change
The desktop ballpark. For a fairly standard roof we can give you a rough price without visiting - for your consideration, so you know the ballpark you're in. While on a call with you, we find your property on Google Maps, look at what's on and around the roof, and ask you a few questions. Mostly about what's going into the roof and what's coming out of it: gas flues, pipes, skylights and so on. We also ask about access and assess what equipment we might need; scaffolding towers, full scaffolding etc. That gives you an idea of the cost, so you can decide whether you'd like us to come out, survey properly, and give you a full detailed quote.
One thing to know: even if we've given you a desktop ballpark and you're happy with it, we will always do a proper survey and provide a full detailed quote before anything goes ahead. Things can be happening up there that you wouldn't know about, and Google Maps can be out of date.
The free survey. Trickier roofs, or anything that's been leaking, we don't desktop-quote at all: we come out, get on the roof, and see what's actually happening underneath. The survey is free and you get a full, detailed written quote. We don't always need to see inside, and you don't need to be home as long as we can get to the roof. We'll arrange a time to pop round, send you a text to let you know we’ve on our way, do the survey and email you the quote. If you are home, we'll knock, let you know we're there, and tell you what we found - show you some pictures. And it's never a salesperson: only a roofer does our surveys, because only a roofer can really know what your roof needs - no two roofs are the same. No sitting in your kitchen for two hours with brochures; we share what we've found, the best solution, and perhaps some options to consider. All of it goes in the quote which we email to you. And for those who don’t have email, we’ll pop back and put it through the door.
What is "a full detailed quote"? It comes to you by email. Every component part of the work is itemised for you to see, with photos of your own roof included. If you've asked to see options, say, the cost of a warm insulated replacement deck alongside a standard cold deck - we'll show you both, priced. You choose what you want to go with, tick the box and accept the quote electronically, or reply with a question or two. We’re always at the end of the phone to chat it through.
When can the price change? A desktop ballpark figure is exactly that. If the survey finds something Google Maps didn't show (or you didn't know about), we share it with you and it goes into the detailed quote. Occasionally, once a job has started and we begin to strip the roof, we find something nobody knew about that needs fixing. When that happens we stop where we are, and you're the first to know: we show you pictures, take you up to have a look if we can, explain what we've found, and give you a solution. Naturally, that can sometimes affect the original quoted price - and we only proceed with your full agreement. It's rare: 9.9 times out of 10 we know exactly what we're going into, because an experienced roofer did the survey, spoke to you, spent time diagnosing where the problems were coming from, and put everything in the detailed quote. But roofs can hide things - recently one that looked like a minor leak turned out to have a third of its deck completely rotten, invisible until the deck came off. We did exactly what we're describing here: stopped, got the customer on the phone with pictures, and agreed the way forward together before carrying on.
Our promise: nothing is ever added to your bill without a conversation and your agreement first.
"I've had a felt quote, why are you dearer?"
EPDM rubber is a more expensive system that lasts a great deal longer. Felt was, at one time, the best solution available, but roofing technology has moved on significantly. The sun works on felt year after year: you might see bubbles and bumps appear, and then as it cools, it begins to crack. Those cracks are enough to start letting water in, and cracks become holes. Rubber is designed to expand and contract with the weather. EPDM roofs are fitted in a way that accommodates the weather and its extremes beautifully, which is why, installed across the world, they have a lifespan of 40–50 years when fitted correctly, with the membrane carrying a 20-year guarantee direct from the manufacturer. The felt roof is cheaper today; it's much dearer per year of roof you actually get, because you'll be buying it again. Possibly twice.
Sometimes it isn't the roof at all - and we'll tell you
Part of pricing a roof honestly is diagnosing it honestly, and sometimes the leak or damp patch that looks like a flat roof problem turns out to be something else. A classic example is the cavity tray. Most people don't realise the walls of their home are porous and breathable. Moisture gets into the brick as well as out of it, and it has to be able to find its way out, or you get black mould and condensation. Cavity trays sit hidden inside the wall above window and door openings, above air bricks, and around anything that bridges the cavity, like gas flues and pipes, catching water that gets into the wall and feeding it back outside through weep vents.
In certain weather - storms, heavy sideways wind-driven rain, a particular side of a house can take a soaking: the brick absorbs it, and water finds its way down inside the cavity. If there's a cavity tray there, it quietly does its job. From time to time we come across properties without one in a certain wall or above a certain opening, which is also normal; not every property was built with them, and mostly it isn't a problem… until a particular storm makes it one. When that happens, the drip at your bay window or ceiling can look exactly like a flat roof leak while the roof is actually fine.
The point isn't cavity trays - please don't worry about whether you have one. The point is: we diagnose the real problem, even when it isn't your flat roof, and whatever it turns out to be, it's fixable. If a tray needs installing as part of replacing any flat roof we can do that. We can also apply a waterproof, breathable coating to the brickwork that stops the wall becoming saturated and stops water getting into the cavity, while still letting moisture from inside your home escape. Either way, you'll know what's actually wrong before you spend a penny on a roof you might not need.
It also might be the pointing in your brickwork. It might have failed or be failing, allowing water in. Again sometimes it’s not a problem until a particular weather front makes it one and then you know about it. We can also replace failing pointing as part of the work we are doing on a flat roof. We grind out and remove the existing pointing and replace with new. We have a full extract system for this too - so you don’t need to worry about your entire street being covered in thick horrible mortar dust and your neighbours complaining about needing to wash their cars.
Flat roof cost FAQs
How much does a garage flat roof cost in Newcastle?
Typically £1,500–£3,500 in EPDM rubber. Truly simple garages are cheaper but rare — there's nearly always something involved: boiler flues, incoming pipes, timber work or scaffold, and each adds to the job.
How much does a bay window roof cost?
Typically £800–£1,600, installed in around a day. Every part of a full roof replacement still happens, just smaller: strip, joist checks, insulation, new deck, EPDM, flashings — sometimes even lifting and reinstating slates above the bay so the roof joins the building properly.
Do you take a deposit?
No. There's no deposit and no cash-in-hand: we do the work, invoice you on completion, and you pay by bank transfer. We only get paid when your roof is done.
Why won't you just price my extension per square metre?
Because the price lives in the details, not the area: lanterns, the fall of the roof, building-regs insulation, neighbour joins and what's coming through the roof. Two 3×5m extensions can be very different jobs.
Can you give me a price over the phone?
Often, yes - for standard roofs we give a desktop ballpark using Google Maps and a short conversation, so you can decide whether to go further. But nothing goes ahead on a ballpark alone: we always survey properly and give you a full, detailed, itemised quote first. Leaking or complicated roofs skip straight to the free survey.
Will the price go up once you start?
Everything is in the original survey quote, including timber work, because an experienced roofer surveyed it. If we ever find something hidden mid-job, we stop, you're the first to know, and we show you pictures and agree the way forward before going further - nothing is ever added to your bill without a conversation first.
Call 0191 236 3008 and request a free survey and you'll have a full, itemised, fixed written quote by email, no salesman, no deposit, no surprises.