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.
We take on a new flat roof throughout Caernarfon and the surrounding LL55 postcodes, as well as in Bangor, Gwynedd, Holyhead and Llandudno. The guide range for this work in Wales is £1,850–£4,100 including VAT; where your project falls depends on its size, the materials you pick and how easy the site is to reach. A free survey turns that range into a fixed figure.
- Guide price
- £1,850–£4,100 inc VAT
- Time on site
- 1–3 days for most roofs
- Postcodes
- LL55
- Planning rules
- Wales
- Local area
- Gwynedd
- Survey
- Free, with a written quote
What should you budget for a new flat roof in Caernarfon?
The costs listed here are typical for a new flat roof around Caernarfon and include VAT. They reflect labour and material costs in Wales, about 8% below the national guide, giving a range of £1,850–£4,100. 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 Caernarfon |
|---|---|---|
| Small roof (up to 8m²) | A dormer, bay, porch or small garage roof re-covered in EPDM or GRP. | £750–£1,850 |
| Extension or garage (15–25m²) | A typical extension or single garage roof stripped and re-covered. | £1,850–£4,100 |
| Large or new warm roof | Larger roofs, or roofs needing a new deck and insulation build-up. | £3,700–£8,300 |
What moves the price up or down:
- 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’s included?
- Survey of the covering, deck, falls, upstands and drainage
- Replacement of rotten or soft deck boards
- 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
- Rooflights refitted or replaced where required
What are homes like around Caernarfon?
Slate defines much of Gwynedd, from quarrying villages such as Bethesda and Blaenau Ffestiniog with their stone terraces to slate roofs across the county. Bangor and Caernarfon have Victorian and Georgian streets, Anglesey has stone cottages and bungalows, and resorts such as Pwllheli and Barmouth have Victorian terraces and newer bungalows.
Stone and slate homes need breathable lime render and pointing, and slate roofs often need careful repair rather than replacement. Terraces suit loft conversions, and bungalows commonly take extensions and window upgrades.
If your house in Caernarfon fits one of these patterns, it helps us anticipate what a new flat roof will involve, though we always confirm the details on site.
Do you need permission in Caernarfon?
Each UK nation sets its own consent rules, and Caernarfon is in Wales. What follows is a plain summary; we check the specifics for your property with the council before pricing anything.
Re-roofing with similar materials does not usually need planning permission in Wales, except on listed buildings or where a conservation area restricts materials.
Building Regulations in Wales apply to major re-roofing, including insulation upgrades. 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
First, someone visits your home in Caernarfon to see the space, take measurements and note anything that could affect the work, such as access or the condition of what is there. There is no charge for this visit.
Written quote
You get the price in writing, itemised so you can see where the money goes. As long as the specification stays the same, that is the price you pay for a new flat roof.
Plan and prepare
Preparation matters as much as the build. We agree access, parking and working hours with you, order materials in good time, and confirm any permissions so the job isn't held up once it starts.
Finish and handover
During the work we protect the areas around it and tidy up at the end of each day. Once complete, we check the finish, remove our materials and hand over paperwork such as building control sign-off where it applies.
Working with SK Home Improvements
Common questions
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 Caernarfon 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.
How long does a flat roof last?
A well-installed EPDM or GRP flat roof can last 25 years or more, while torch-on felt systems typically last around 15–25 years, depending on quality and exposure. Lifespan depends on correct falls, good detailing at edges and upstands, and keeping outlets clear. Foot traffic, ponding and poor ventilation shorten it. Annual checks help catch small problems early.
Can I stay at home during the work?
In most cases, yes. Most people can live at home throughout, and we plan the work to keep disruption down by protecting floors, agreeing working hours and keeping access routes clear. Bigger jobs affecting kitchens, bathrooms or heating may mean a short spell with reduced facilities, and we talk this through with you at the survey.
Should I insulate my flat roof when it is replaced?
Replacing a flat roof is the most cost-effective time to add insulation, because the covering is already off. A warm roof, with insulation laid above the deck, keeps the structure warm and reduces condensation risk. Building regulations may require insulation when a large part of the roof is renewed. It raises the roof height slightly, which affects trims and upstands.
How much does a new flat roof cost?
Re-covering a typical 15–25m² extension or garage roof costs £1,850–£4,100. 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.
Also covering areas around Caernarfon
From LL55 to the edges of Caernarfon and on into Bangor, Gwynedd, Holyhead and Llandudno, we can arrange a site visit and a written quote for your project, planned around dates that work for you.