- Guide price
- £2,950–£5,150
- Survey
- Free for new and replacement roofs
- Quote
- Fixed, in writing
- Coverage
- England, Wales, Scotland, NI
Bedfordshire at a glance
- Largest towns
- Luton, Bedford, Dunstable, Leighton Buzzard
- Postcode areas
- LU, MK, SG
- Building control
- Luton Borough Council, Bedford Borough Council and Central Bedfordshire Council
- Neighbouring areas
- Hertfordshire · Buckinghamshire · Northamptonshire · Cambridgeshire
- Guide price region
- East of England (+5% on West Midlands rates)
How much does a new extension roof cost in Bedfordshire?
Guide prices including VAT at East of England rates. The fixed price comes after a free survey for new and replacement roofs.
| Job | Guide price inc VAT |
|---|---|
| Extension (20 m²), EPDM, new deck + insulation | £2,950–£5,150 |
| Extension (20 m²), GRP, new deck + insulation | £3,150–£5,650 |
| Extension (20 m²), EPDM, insulation + 1 rooflight upstand | £3,150–£5,500 |
| Single garage (18 m²), EPDM rubber | £1,700–£2,950 |
Which flat roofs are common in Bedfordshire?
Flat roofs in Bedfordshire sit on 1930s semis with flat-roofed garages and kitchen extensions, 1960s and 1970s link-detached houses with flat-roofed garages and porches and newer estates where the first extension roofs are now being replaced. The East of England is the driest part of Britain, with parts of the Anglian region around 630 mm a year, so summer heat and UV, not rainfall, do most of the ageing on a felt roof. Approximate 1991–2020 regional averages based on Met Office data.
Building regulations in England
Replacing more than half of a roof over a heated room usually counts as renovating a thermal element, so it is insulated to current standards and notified to building control. Renovated roofs over heated rooms are insulated to around 0.16 W/m²K where that's feasible, and new extension roofs are built to 0.15 W/m²K. In Bedfordshire the application goes to Luton Borough Council, Bedford Borough Council and Central Bedfordshire Council. More on the rules.
How long will my kitchen be disrupted by a new roof?
Most single-storey extension roofs are replaced in two to four working days, depending on size, rooflights and weather. The kitchen usually stays in use throughout.
Expect noise during the strip-out, and occasional dust through gaps around old rooflights, so it helps to cover worktops and move anything fragile off high shelves. We strip only what we can make weathertight by the end of each day. If a rooflight or lantern is being lifted and refitted, there may be a temporary cover over the opening for a short time. Resin systems smell while they cure, so keep the windows below the roof closed on that day.
Which flat roof system suits a kitchen extension?
On a plain rectangular extension, EPDM rubber is a strong, quiet choice that can often be laid in one sheet. It handles the slight movement between an extension and the house well.
Where the roof has a lantern, several rooflights or an internal corner, GRP fibreglass forms neat, rigid details around each one. Torch-on felt is a proven layered system and keeps costs down, though near timber cladding or at fragile junctions we may prefer a cold-applied method. If the extension is overlooked from upstairs windows, a sedum green roof is worth considering, provided the structure can take the extra load.
Whatever the membrane, the insulation sits above the deck as a warm roof. Our warm vs cold roof guide explains why.
Which towns in Bedfordshire do we cover?
Extension and kitchen roofs in Bedfordshire: questions
Which towns in Bedfordshire do you cover?
All of Bedfordshire. 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 extension roof cost in Bedfordshire?
£2,950–£5,150 for a 20 m² extension roof in EPDM with a new deck and insulation, at East of England 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 Bedfordshire?
It depends on where the roof is: in Bedfordshire that's Luton Borough Council, Bedford Borough Council and Central Bedfordshire Council. Replacing more than half of a roof over a heated room usually counts as renovating a thermal element, so it is insulated to current standards and notified to building control. We confirm which applies at the survey.
Why does my extension ceiling get damp in winter if the roof isn't leaking?
That is often condensation in a cold roof, where warm, moist air reaches the cold underside of the deck. A warm-roof replacement with a vapour control layer usually solves it.
How do I know my extension roof needs replacing rather than repairing?
Repeated leaks, a soft deck, wet insulation or widespread cracking point to replacement. A single defect on a dry, sound roof can usually be repaired.
Can a sedum roof go on my extension?
Possibly, if the structure can carry the extra weight and the roof has suitable falls and drainage. We check the joists at survey before recommending it.
Everything about extension and kitchen roofs → · All flat roofing in Bedfordshire →