Bangor at a glance
- Postcode districts
- BT19, BT20
- Population
- about 61,011 (GeoNames)
- Council area
- Ards and North Down Borough Council
- Building approval
- Ards and North Down Borough Council building control
- Nearest main town
- Belfast, about 11 miles
- Guide price region
- Northern Ireland (−12% on West Midlands rates)
What makes a good extension roof in Bangor?
Ponding against the house wall is a common reason for replacing an extension roof in Bangor. When the deck dips near the wall or the fall runs the wrong way, water sits against the abutment and eventually gets in. A new roof with corrected falls moves the water to the gutter.
Bangor's flat roofs are mostly on 1960s and 1970s link-detached houses with flat-roofed garages and porches, with plenty on 1930s semis with flat-roofed garages and kitchen extensions 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 a new extension roof cost in Bangor?
For Bangor we use Northern Ireland rates: £2,450–£4,300 is the guide for a 20 m² extension roof in EPDM with a new deck and insulation, VAT included. 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 | £2,450–£4,300 |
| Extension (20 m²), GRP, new deck + insulation | £2,650–£4,750 |
| Extension (20 m²), EPDM, insulation + 1 rooflight upstand | £2,650–£4,600 |
| Single garage (18 m²), EPDM rubber | £1,400–£2,450 |
Why does water pond or leak where the extension meets the house?
Usually because the fall runs the wrong way, the abutment detail has failed, or the roof has sagged close to the wall. The junction with the house is the most common leak point on an extension roof.
If the roof falls towards the house, or the deck dips near the wall, water sits against the upstand and finds any weakness in the flashing above. Older roofs often have the felt simply turned up the brickwork with no cover flashing, or a flashing that has pulled out of its joint. A patch will not change a fall. We re-firr or use tapered insulation so water runs away from the wall, then form a new upstand, usually 150 mm above the finished roof, with a flashing chased into the mortar joint.
Rooflights and lanterns are the other weak point. A lantern needs a properly built kerb with the membrane dressed up and under its frame. We rebuild rooflight upstands within the roof job; we do not supply the lantern itself. Our guide to ponding water explains the causes in more depth.
What's included?
- Building control handled where needed, and a written workmanship guarantee
- Falls set away from the house wall
- Staged strip-out so the room stays weathertight
- New deck, vapour control layer and warm-roof insulation
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?
Extension and kitchen roofs in Bangor: questions
Do you cover Bangor?
Yes. Bangor is part of our County Down coverage, including postcode districts BT19, BT20. 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 Bangor?
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 a new extension roof cost in Bangor?
£2,450–£4,300 for a 20 m² extension roof in EPDM with a new deck and insulation, at Northern Ireland guide rates including VAT. The fixed price comes after a free survey for new and replacement roofs.
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.
Will a new extension roof sit higher than the old one?
Usually, by the thickness of the added insulation. We check the height against the upstairs window sills, door thresholds and wall flashings at survey so everything still works.