Bolton at a glance
- Postcode districts
- BL1, BL2, BL3, BL4, BL5, BL6, BL7
- Population
- about 141,331 (GeoNames)
- Council area
- Bolton Council
- Building approval
- Bolton Council building control, or a registered building control approver
- Nearest main town
- Wigan, about 9 miles
- Guide price region
- North West (−5% on West Midlands rates)
What does a balcony or terrace in Bolton need?
A roof terrace in Bolton 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.
In and around Bolton, flat roofs are typically found on newer estates where the first extension roofs are now being replaced, and on lock-up garage blocks on estates. The North West is one of England's wetter regions, averaging roughly 1,290 mm of rain a year, so falls, outlets and well-detailed upstands matter more than the membrane colour.
How much does balcony or terrace waterproofing cost in Bolton?
At North West guide rates, a 12 m² balcony in a liquid-applied system including scaffold comes to £1,800–£3,100 including VAT. The fixed price comes after a free survey for new and replacement roofs.
| Job | Guide price inc VAT |
|---|---|
| Balcony (12 m²), liquid-applied, scaffold | £1,800–£3,100 |
| Single garage (18 m²), EPDM rubber | £1,500–£2,650 |
| Extension (20 m²), GRP, new deck + insulation | £2,850–£5,100 |
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?
- Strip-out of the failed membrane and deck repairs
- New liquid, GRP, single-ply or asphalt waterproofing
- Lifting and setting aside of existing paving or decking
- Free survey of the deck, falls, outlets and door thresholds
Building regulations in England
Replacing more than half of a flat roof over a heated room usually counts as renovating a thermal element, so the roof is insulated to around 0.16 W/m²K where that's technically and economically feasible, and the work is notified to building control: the council or a registered building control approver, unless a registered competent person self-certifies it. A roof on a new extension is built to 0.15 W/m²K. Patch repairs, and most unheated detached garages, don't trigger the upgrade. Structural changes, or a new covering that adds 15% or more to the roof's weight, also need approval. More on the rules.
Which nearby areas do we also cover?
Balconies and roof terraces in Bolton: questions
Do you cover Bolton?
Yes. Bolton is part of our Greater Manchester coverage, including postcode districts BL1, BL2, BL3, BL4, BL5, BL6 and 1 more. 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 Bolton?
Where the work needs approval it goes to Bolton Council building control, or a registered building control approver. 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 Bolton?
£1,800–£3,100 for a 12 m² balcony in a liquid-applied system including scaffold, at North West guide rates including VAT. The fixed price comes after a free survey for new and replacement roofs.
Do you install balustrades?
Our work is the waterproofing and drainage. We detail the membrane around balustrade fixings so they stay watertight, and we can advise on where posts should be fixed.
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.