Flat roof repair or replacement is the question behind most flat roof calls we get. The answer depends on what has failed, how much of the roof is affected and the condition of the deck underneath. Here is how we decide, and what each costs.
Find the cause first
Before anyone talks about a new roof, find where the water gets in. The edges and joints fail first: the upstand against the wall, the drip trim at the gutter, the seal round a rooflight or soil pipe. Tell us where the damp shows, when it started and what has been done before.
When a repair is right
If the leak is at one joint or one edge, and the rest of the covering is sound with a dry, firm deck underneath, a repair is the right call. A repair at £150 to £400 that fixes one defect is good money spent.
When replacement is right
If the covering is blistered and split across the roof, the deck is soft underfoot, or repairs keep failing in new places, a new roof is cheaper than the next three repairs. Patching the surface cannot fix a rotten deck.
Does standing water mean a new roof?
Not by itself. Water that sits for days points to a dip in the deck or a blocked outlet. Sometimes the fix is the outlet; sometimes the deck needs re-laying to a fall. We look at both.
Compare the whole job
A replacement quote should say whether it includes stripping the old covering, waste, new edge trims and upstands, deck replacement and insulation. A repair quote should say exactly which area is covered. Cheap quotes often leave these out.
Get a real price for your roof
Ranges are a guide. The real number comes from someone looking at your roof. Michael comes out, shows you what is needed and gives you a free written quote.
Questions
Can a leaking flat roof be repaired?
Yes, when the leak is at one point and the rest of the roof and the deck are sound.
Is my flat roof too old to repair?
Age alone does not decide it. Condition does. We check the covering and the deck and tell you straight.
Does a new flat roof include new decking?
Ours includes replacing any rotten deck, and the quote says so.