Holywood at a glance
- Postcode districts
- BT18
- Population
- about 13,109 (GeoNames)
- Council area
- Ards and North Down Borough Council
- Building approval
- Ards and North Down Borough Council building control
- Nearest main town
- Belfast, about 5 miles
- Guide price region
- Northern Ireland (−12% on West Midlands rates)
What does a balcony or terrace in Holywood need?
A roof terrace in Holywood may be re-waterproofed when the owners want to change the finish, swapping old tiles for decking or porcelain on pedestals. Lifting the surface exposes the membrane, and replacing it then avoids having to lift the new finish again later.
Holywood's flat roofs are mostly on low-rise post-war blocks of flats, with plenty on bungalows with flat-roofed side extensions and dormers too. Northern Ireland averages roughly 1,150 mm of rain a year, spread over many wet days, so a roof that sheds water quickly to clear outlets lasts far longer than one that holds puddles.
How much does balcony or terrace waterproofing cost in Holywood?
For Holywood we use Northern Ireland rates: £1,650–£2,850 is the guide for a 12 m² balcony in a liquid-applied system including scaffold, VAT included. The fixed price comes after a free survey for new and replacement roofs.
| Job | Guide price inc VAT |
|---|---|
| Balcony (12 m²), liquid-applied, scaffold | £1,650–£2,850 |
| Single garage (18 m²), EPDM rubber | £1,400–£2,450 |
| Extension (20 m²), GRP, new deck + insulation | £2,650–£4,750 |
Do I need planning permission for a balcony or roof terrace?
For a new balcony or roof terrace, generally yes. In England, balconies and raised platforms are not permitted development for houses, so a planning application is normally needed, and the other nations have their own rules.
Re-waterproofing an existing, approved balcony that looks the same afterwards does not normally need planning. Building regulations are a separate question. A terrace over a heated room is a thermal element, so replacing most of it can bring insulation requirements and approval. Turning a flat roof into a terrace also raises structural questions, because people, furniture and paving add load, and it needs guarding, such as a balustrade, that meets the regulations. A structural engineer should confirm that the roof can carry the new use.
Listed buildings and conservation areas add another layer of control. Our building regulations page covers approvals, and our planning permission guide covers the planning side.
What's included?
- Written workmanship guarantee, with approvals handled where needed
- New liquid, GRP, single-ply or asphalt waterproofing
- Strip-out of the failed membrane and deck repairs
- Sealed details at doors, outlets, walls and balustrade posts
Building control in Northern Ireland
In Northern Ireland, Technical Booklet F1 sets roof insulation at 0.18 W/m²K when a roof over a heated room is renovated or newly built, where that's feasible. The district council's building control should be contacted before work starts, and we prepare the details it asks for. More on the rules.
Which nearby areas do we also cover?
Balconies and roof terraces in Holywood: questions
Do you cover Holywood?
Yes. Holywood is part of our County Down coverage, including postcode districts BT18. Surveys and roofs are carried out by vetted roofing teams working under S&K Property Investments and Improvement Ltd.
Who checks building regulations for a flat roof in Holywood?
Where the work needs approval it goes to Ards and North Down Borough Council building control. We tell you at the survey whether your job needs it and deal with the paperwork as part of the quote.
How much does balcony or terrace waterproofing cost in Holywood?
£1,650–£2,850 for a 12 m² balcony in a liquid-applied system including scaffold, at Northern Ireland guide rates including VAT. The fixed price comes after a free survey for new and replacement roofs.
Why is water coming through the ceiling below my balcony?
The usual causes are a failed door threshold, a blocked or poorly sealed outlet, or a fixing through the membrane. A survey, sometimes lifting paving, finds the source.
Can you waterproof a balcony without lifting the tiles?
Sometimes a liquid system can go over a sound, well-bonded surface, but if water is already getting under the tiles they usually have to come up.