Eastleigh at a glance
- Postcode districts
- SO50, SO53
- Population
- about 54,225 (GeoNames)
- Council area
- Eastleigh Borough Council
- Building approval
- Eastleigh Borough Council building control, or a registered building control approver
- Nearest main town
- Southampton, about 5 miles
- Guide price region
- South East (+10% on West Midlands rates)
What does a dormer roof in Eastleigh need?
Dormer roofs in Eastleigh are often replaced when the loft room below starts to show damp, particularly along the back wall or around the window head. By then the deck may be wet, so a full rebuild with new insulation is usually the better choice than patching from a ladder.
Eastleigh's flat roofs are mostly on shops with flat-roofed rear stores below flats, with plenty on 1960s and 1970s link-detached houses with flat-roofed garages and porches too. Much of the South East sits in the drier Thames catchment at roughly 730 mm of rain a year, so the usual failures are at joints, upstands and outlets rather than from sheer volume of rain.
How much does a new dormer roof cost in Eastleigh?
For Eastleigh we use South East rates: £1,550–£2,900 is the guide for an 8 m² GRP dormer roof including scaffold, VAT included. The fixed price comes after a free survey for new and replacement roofs.
| Job | Guide price inc VAT |
|---|---|
| Dormer (8 m²), GRP, scaffold | £1,550–£2,900 |
| Single garage (18 m²), EPDM rubber | £1,750–£3,100 |
| Extension (20 m²), GRP, new deck + insulation | £3,300–£5,900 |
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.
What's included?
- Scaffold with edge protection, priced in the quote
- Written workmanship guarantee, with building control handled where needed
- Free survey of the dormer roof, cheeks and main roof junction
- Strip-out of the old covering and deck repairs
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?
Dormer roofs in Eastleigh: questions
Do you cover Eastleigh?
Yes. Eastleigh is part of our Hampshire coverage, including postcode districts SO50, SO53. 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 Eastleigh?
Where the work needs approval it goes to Eastleigh Borough 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 a new dormer roof cost in Eastleigh?
£1,550–£2,900 for an 8 m² GRP dormer roof including scaffold, at South East guide rates including VAT. The fixed price comes after a free survey for new and replacement roofs.
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.
Is a dormer roof cheaper than a garage roof?
Not by as much as the size suggests. Scaffold and the extra detailing at height mean a small dormer roof often costs about the same as a single garage roof.