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.
Whatever prompted you to look into a new flat roof, whether wear and tear, a growing family or plans to move, we can survey your Omagh home and give you a price in writing. Homes in Northern Ireland typically come in at £1,700–£3,900, VAT included, for this kind of work. We also cover Strabane, Enniskillen and Cookstown, and the same steps apply wherever you are in County Tyrone.
- Guide price
- £1,700–£3,900 inc VAT
- Time on site
- 1–3 days for most roofs
- Postcodes
- BT78
- Planning rules
- Northern Ireland
- Local area
- County Tyrone
- Survey
- Free, with a written quote
How much does a new flat roof cost in Omagh?
What should you budget for a new flat roof in Omagh? Use the figures below as a starting point. Prices in Northern Ireland sit about 14% below the national guide, so the range here is £1,700–£3,900 including VAT. Your fixed price comes in writing once we've surveyed the property, at no charge.
| Type of job | What it usually involves | Guide in Omagh |
|---|---|---|
| Small roof (up to 8m²) | A dormer, bay, porch or small garage roof re-covered in EPDM or GRP. | £700–£1,700 |
| Extension or garage (15–25m²) | A typical extension or single garage roof stripped and re-covered. | £1,700–£3,900 |
| Large or new warm roof | Larger roofs, or roofs needing a new deck and insulation build-up. | £3,400–£7,700 |
Your price depends mostly on:
- Roof area and access to the roof
- Covering system: EPDM, GRP or torch-on felt
- Insulation upgrades and changes to roof height at edges
- Number of rooflights, pipes and upstands to detail
What do you get?
- 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
- Upstands, flashings and drip edges finished neatly
- New trims, outlets and gutter connections
Homes in County Tyrone
Tyrone is largely rural, with detached houses and bungalows on individual plots across the countryside, many finished in render or roughcast. Omagh, Dungannon, Cookstown and Strabane have Victorian terraced streets, post-war estates and newer developments, and stone farmhouses survive in older rural areas.
Wet and fairly cool, with upland exposure in the Sperrins and frost common through the winter months.
In Omagh, as elsewhere in County Tyrone, we take the building's age and construction into account before recommending anything, because both can change what is involved in a new flat roof.
Permissions for a new flat roof in Omagh
Planning law differs across the UK. For a home in Omagh, it is the Northern Ireland rules below that count, and we check them with the council ahead of any quote.
In Northern Ireland, re-roofing with similar materials does not usually need planning permission outside listed buildings and conservation areas.
Significant re-roofing should be checked with building control under the Building Regulations (Northern Ireland). 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.
What happens after you get in touch?
Free site survey
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.
Price and scope agreed
Next you receive a written quote with a fixed price for the agreed specification. It lists what is included, what is not, and how payments are staged, so you can compare it properly.
Dates and permissions
Before anyone starts, we confirm the programme in writing, check whether consents are required and arrange deliveries. If a skip or scaffolding on the road needs a permit, we apply for it.
Finish and handover
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.
How we work
Flat roofs in Omagh: questions
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 will a new flat roof cost in Omagh?
As a guide, expect to pay £1,700–£3,900 including VAT for a new flat roof in Omagh. That range is adjusted for Northern Ireland, which runs about 14% below the national guide. Where your project lands depends on size, materials, access and the condition of what is already there. We confirm a fixed price in writing after a free survey of your home.
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.
What happens at the survey?
We visit your home at a time that suits you, look at the area involved, take measurements and check access, condition and any services that might be affected. We talk through what you want from a new flat roof, explain the options and answer questions. There is no charge and no obligation; afterwards we send a written quote.
Why does water sit on my flat roof?
Ponding water on a flat roof is usually caused by inadequate falls, sagging joists, a deck that has dipped or blocked outlets. Small puddles that dry within a day or two are not always a problem, but standing water speeds up wear and finds any weakness. A new roof can be laid on firring strips or tapered insulation to create proper falls. We check falls during the survey.
Nearby towns
Homes across BT78 in Omagh are within our coverage, as are those in Strabane, Enniskillen and Cookstown. If you are just outside these areas, ask anyway, because we work right across the UK.