- Guide price
- £1,300–£2,450
- Survey
- Free for new and replacement roofs
- Quote
- Fixed, in writing
- Coverage
- England, Wales, Scotland, NI
Flintshire at a glance
- Largest towns
- Buckley, Deeside, Flint, Mold
- Postcode areas
- CH
- Building control
- Flintshire County Council
- Neighbouring areas
- Wrexham · Denbighshire · Conwy · Gwynedd
- Guide price region
- Wales (−8% on West Midlands rates)
How much does a new dormer roof cost in Flintshire?
Guide prices including VAT at Wales rates. The fixed price comes after a free survey for new and replacement roofs.
| Job | Guide price inc VAT |
|---|---|
| Dormer (8 m²), GRP, scaffold | £1,300–£2,450 |
| Single garage (18 m²), EPDM rubber | £1,450–£2,600 |
| Extension (20 m²), GRP, new deck + insulation | £2,750–£4,950 |
Which flat roofs are common in Flintshire?
Flat roofs in Flintshire sit on newer estates where the first extension roofs are now being replaced, bungalows with flat-roofed side extensions and dormers and 1960s and 1970s link-detached houses with flat-roofed garages and porches. Wales averages roughly 1,460 mm of rain a year, among the wettest in Britain, so we design for steady run-off: proper falls, clear outlets and upstands well above the finished roof. Approximate 1991–2020 regional averages based on Met Office data.
Building regulations in Wales
Welsh guidance is that most re-roofing needs building control approval, so it's worth checking whenever more than a quarter of a roof is replaced or repaired. Renovated roofs are upgraded to around 0.16 W/m²K where feasible, and new extension roofs are built to 0.13 W/m²K under the Welsh Approved Document L. In Flintshire the application goes to Flintshire County Council. More on the rules.
Do I need building regulations approval for a dormer roof?
Usually, yes, if you are replacing most of the roof. A dormer roof sits over a heated room, so it counts as a thermal element, and renovating more than half of it normally means upgrading the insulation where feasible.
In England the renovation target is 0.16 W/m²K for homes, approved through building control or a competent person scheme. Wales usually needs approval for most re-roofing work. Scotland works through the council's building standards and, where required, a building warrant. Northern Ireland asks you to contact district council building control before starting.
Insulating above the deck raises the roof slightly. On a dormer, that extra height has to fit under the main roof tiles at the back edge, so the build-up is planned at survey. Re-covering a dormer that looks the same afterwards does not usually need planning permission, but a listed building or conservation area may bring extra controls. More on our building regulations page.
How long does a dormer roof replacement take?
The roofing itself typically takes one to three days, with scaffold going up before and coming down after. Allow a few extra days overall for the scaffold.
The room under the dormer stays usable, though it will be noisy during the strip-out, and dust can fall through gaps around the ceiling. Moving furniture away from the window helps. Scaffold usually needs space on the drive or garden, and sometimes a pavement licence. GRP has a strong smell while it cures, so keep the dormer windows shut on the day it is laid.
Which towns in Flintshire do we cover?
Dormer roofs in Flintshire: questions
Which towns in Flintshire do you cover?
All of Flintshire. The main towns have their own pages below, and if yours isn't listed we still cover it: send your postcode and we'll confirm.
How much does a new dormer roof cost in Flintshire?
£1,300–£2,450 for an 8 m² GRP dormer roof including scaffold, at Wales guide rates including VAT. The fixed price comes after a free survey for new and replacement roofs.
Which council handles building control for a flat roof in Flintshire?
It depends on where the roof is: in Flintshire that's Flintshire County Council. Welsh guidance is that most re-roofing needs building control approval, so it's worth checking whenever more than a quarter of a roof is replaced or repaired. We confirm which applies at the survey.
Can you replace the lead on my dormer at the same time?
Yes, where lead forms part of the dormer abutment or cheek flashings, we include renewing it in the roof job.
Can a dormer roof be replaced without scaffold?
Rarely. A tower or full scaffold is usually needed to give a safe working platform and edge protection at that height.
Does the room below need emptying?
No, but moving furniture away from the window and covering the floor is sensible. The room stays usable throughout.
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