A roof replacement, or re-roof, strips the old tiles or slates, battens and felt from a pitched roof and replaces them with a new breathable membrane, battens and covering, repairing timbers and renewing ridges, valleys and flashings at the same time.
If you live in Dunstable and are weighing up a new roof, the starting point is a visit to measure up and talk through what you want, which costs nothing. We cover homes across LU6, and a typical project of this kind in the East of England lands somewhere in the £7,400–£16,000 bracket, including VAT. The exact figure depends on size, access and the finish you choose.
- Guide price
- £7,400–£16,000 inc VAT
- Time on site
- 1–2 weeks on site, plus scaffolding time
- Postcodes
- LU6
- Planning rules
- England
- Local area
- Central Bedfordshire
- Survey
- Free, with a written quote
What should you budget for a new roof in Dunstable?
Below is a breakdown of typical costs for a new roof in Dunstable. Because rates in the East of England are about 5% above the national guide, the overall guide comes to £7,400–£16,000, including VAT. Size, materials and access move the figure, and a free-of-charge survey settles it.
| Type of job | What it usually involves | Guide in Dunstable |
|---|---|---|
| Terraced house or bungalow | A smaller pitched roof re-covered in concrete or clay tiles, including scaffolding. | £5,200–£10,500 |
| Typical semi-detached | A 3-bed semi re-roofed in concrete or clay tiles with new membrane, battens and leadwork. | £7,400–£16,000 |
| Detached or natural slate | Larger or more complex roofs, or any roof finished in natural slate. | £12,500–£26,000 |
The main things that change the figure:
- Covering material: concrete tile, clay tile or natural slate
- Condition of rafters, fascias and other timbers
- Chimneys, leadwork and roof windows to rework
- Scaffolding, access and the height of the house
Scope of the work
- Scaffolding with edge protection, erected and removed
- Stripping old tiles or slates, battens and felt in stages
- Repairs or replacement of damaged rafters and fascia boards
- Breathable membrane and new treated battens
- Ridges, hips and verges dry-fixed or bedded, with new leadwork
- Waste removal by skip and a clean site on completion
Local housing and a new roof
Bedfordshire has a long brick-making history, and brick dominates: Victorian terraces in Bedford and Luton, interwar semis, large post-war estates around Luton and Dunstable, and newer developments near Bedford and Biggleswade. Villages in the north of the county keep limestone cottages, with timber framing and thatch scattered across older settlements.
Bedfordshire is relatively dry, and its clay soils can shrink in long, dry summers, so foundation depth and nearby trees matter for extensions.
Knowing the typical building types in Bedfordshire helps, but a survey of your own home in Dunstable is what decides the right approach to a new roof.
Permissions for a new roof in Dunstable
Which rules apply depends on where you live. For Dunstable, the answer is England, and the points below reflect that; we verify them with the council before quoting.
Re-roofing a house with similar materials does not usually need planning permission in England. Listed buildings and conservation areas may need consent if the covering changes.
Replacing more than a quarter of a roof’s covering counts as renovation under Building Regulations, so the work is notified and the roof insulation may need upgrading. 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.
The four stages
Survey and measure
First, someone visits your home in Dunstable 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.
Your fixed price
We turn the survey notes into a written quote. The price is fixed for the specification we agree, and the document sets out materials, scope and payment stages in plain language.
Dates and permissions
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 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.
Why homeowners choose us
Questions about a new roof in Dunstable
What happens if it rains during the work?
We strip the roof in sections and only remove as much covering as we can replace or protect the same day. New breathable membrane goes on straight after stripping, which keeps most rain out, and we sheet exposed areas at the end of each day and before forecast showers. If heavy rain or high winds are forecast, we pause work. The house is never left open.
Can my old tiles or slates be reused?
Old tiles or slates can sometimes be reused if they are sound, which can help keep the look of a period house. Many older concrete tiles and some slates are porous, cracked or have failing fixing nibs, so they would not last. Reclaimed slates or tiles can make up shortfalls. We check a sample during the survey and explain the cost difference.
How much will a new roof cost in Dunstable?
As a guide, expect to pay £7,400–£16,000 including VAT for a new roof in Dunstable. That range is adjusted for the East of England, which runs about 5% above 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.
Will my loft insulation and ventilation be improved?
Re-roofing is a good time to improve loft ventilation and insulation. A breathable membrane and eaves or ridge vents keep air moving and reduce condensation in the loft. Building regulations may require insulation upgrades when a large part of the roof is renewed. We check your current insulation and ventilation and include any required improvements in the quote.
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 roof, explain the options and answer questions. There is no charge and no obligation; afterwards we send a written quote.
Near Dunstable
We survey and quote throughout Dunstable's LU6 postcodes and in surrounding places such as Luton, Leighton Buzzard and Harpenden. The process and pricing approach are identical in each of them.