A flat roof replacement strips the old covering from a low-pitched roof and lays a new waterproof system, usually EPDM rubber, GRP fibreglass or torch-on felt, over a sound deck with correct falls, upstands, trims and outlets so rainwater drains away.
From a first conversation about a new flat roof to the day the site is cleared, homeowners in Dunoon deal with us directly. We come out to measure up at no cost, explain the choices in plain terms and send a written quote. For context, comparable work in Scotland usually falls within £1,900–£4,300 including VAT, and it is available across PA23.
- Guide price
- £1,900–£4,300 inc VAT
- Time on site
- 1–3 days for most roofs
- Postcodes
- PA23
- Planning rules
- Scotland
- Local area
- Argyll and Bute
- Survey
- Free, with a written quote
What should you budget for a new flat roof in Dunoon?
The costs listed here are typical for a new flat roof around Dunoon and include VAT. They reflect labour and material costs in Scotland, about 4% below the national guide, giving a range of £1,900–£4,300. Exact pricing depends on your home, so we only fix it once a free site survey is done.
| Type of job | What it usually involves | Guide in Dunoon |
|---|---|---|
| Small roof (up to 8m²) | A dormer, bay, porch or small garage roof re-covered in EPDM or GRP. | £750–£1,900 |
| Extension or garage (15–25m²) | A typical extension or single garage roof stripped and re-covered. | £1,900–£4,300 |
| Large or new warm roof | Larger roofs, or roofs needing a new deck and insulation build-up. | £3,800–£8,600 |
What moves the price up or down:
- Roof area and access to the roof
- Condition of the deck and joists underneath
- Insulation upgrades and changes to roof height at edges
- Number of rooflights, pipes and upstands to detail
What’s included?
- Survey of the covering, deck, falls, upstands and drainage
- Stripping and disposal of the old roof covering
- Insulation upgrade to a warm roof build-up where agreed
- New EPDM, GRP or torch-on felt membrane laid to falls
- New trims, outlets and gutter connections
- Rooflights refitted or replaced where required
Local housing and a new flat roof
Much of Argyll and Bute is rural and coastal, with whitewashed or harled stone cottages, slate roofs and island homes. Helensburgh has Victorian villas, Oban, Dunoon and Rothesay have Victorian seaside terraces, and post-war and newer housing surrounds the main towns.
Stone cottages need lime harling, repointing and slate roof repairs; villas may need roof and window renewal. Island and remote properties need the programme planned around ferries, deliveries and weather.
That variety is why a guide price for a new flat roof in Dunoon is only a starting point; the survey shows what your particular property needs.
Do you need permission in Dunoon?
As Dunoon is in Scotland, read the following with that system of planning and building control in mind. We check what applies to your house with the council before you receive a quote.
In Scotland, like-for-like re-roofing does not usually need planning permission, except on listed buildings or in conservation areas.
Like-for-like re-covering does not usually need a building warrant, but structural changes or new roof windows can. Bats are protected across the UK; if they roost under roof tiles, soffits or fascias, work stops and a licensed ecologist advises before it restarts.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
How does the job run?
Survey and measure
Book a visit and we'll come to you. The survey covers measurements, the state of what's there now and any obvious constraints, so the price that follows is based on your actual home, not an average.
Quote in writing
The quote arrives in writing, not over the phone. It covers the full scope, the finishes you've chosen, any exclusions and the payment schedule, with a fixed price tied to that specification.
Plan and prepare
Next comes planning the work itself. We set a start date that suits you, line up the right trades, and make sure any approvals for a new flat roof are in place before the first day on site.
Build and hand over
On site, the agreed plan is followed and any change is put in writing first. At completion we do a final clean, go through the snagging list with you and leave you with the relevant documents.
What you can expect from us
Flat roofs in Dunoon: questions
Do I need planning permission in Dunoon?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Dunoon is in Scotland, so Scotland's rules apply. Many smaller jobs need no planning application, but some still need building control approval. We check what applies to your address before quoting.
Is a flat roof suitable for a roof terrace?
A flat roof can only be used as a terrace if it is designed for it, with joists strong enough for people and furniture, a hard-wearing surface, safe edge protection and correct drainage. Using a standard extension roof as a terrace can damage it and may need planning permission and building regulations approval. We can advise on what a conversion would involve.
Which is better, EPDM rubber or GRP fibreglass?
EPDM rubber and GRP fibreglass are both reliable modern flat roof systems. EPDM is a single flexible sheet with very few joints, which copes well with movement and suits most extensions and garages. GRP is a hard, seamless finish that copes better with foot traffic and complex shapes, but needs dry weather to apply. Felt costs less but usually lasts less long. We recommend a system after seeing your roof.
How much does a new flat roof cost?
Re-covering a typical 15–25m² extension or garage roof costs £1,900–£4,300. As a guide, allow around £75–£170 per square metre plus fixed costs for stripping, waste and access, with torch-on felt at the lower end and GRP or EPDM with new decking or insulation at the top. Small dormer and porch roofs cost less overall but more per square metre. We confirm a fixed price after the survey.
Can you combine a new flat roof with other work?
Yes. Because we manage several trades under one contract, we can plan a new flat roof alongside other work on your Dunoon home, such as new windows with rendering, or a kitchen refit with an extension. Combining jobs can reduce repeat set-up such as scaffolding, skips and access, and every element is listed and priced in the same written quote.
Also covering areas around Dunoon
Homes across PA23 in Dunoon are within our coverage, as are those in Greenock, Helensburgh and Isle of Bute. If you are just outside these areas, ask anyway, because we work right across the UK.