Ashton in Makerfield at a glance
- Postcode districts
- WN4
- Population
- about 26,380 (GeoNames)
- Council area
- Wigan Council
- Building approval
- Wigan Council building control, or a registered building control approver
- Nearest main town
- St Helens, about 4 miles
- Guide price region
- North West (−5% on West Midlands rates)
What makes a good extension roof in Ashton in Makerfield?
Rooflights fitted after the roof was built are a frequent source of trouble in Ashton in Makerfield extensions. If the kerb was not formed properly or the membrane was simply sealed around the frame, leaks follow. Replacing the roof is the chance to rebuild every upstand to a proper standard.
Ashton in Makerfield's flat roofs are mostly on low-rise post-war blocks of flats, with plenty on newer estates where the first extension roofs are now being replaced too. 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 a new extension roof cost in Ashton in Makerfield?
At North West guide rates, a 20 m² extension roof in EPDM with a new deck and insulation comes to £2,650–£4,650 including VAT. 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 | £2,650–£4,650 |
| Extension (20 m²), GRP, new deck + insulation | £2,850–£5,100 |
| Extension (20 m²), EPDM, insulation + 1 rooflight upstand | £2,850–£4,950 |
| Single garage (18 m²), EPDM rubber | £1,500–£2,650 |
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?
- Free survey of the roof, abutment and room below
- New abutment upstand and flashing, plus rebuilt rooflight kerbs
- Staged strip-out so the room stays weathertight
- New deck, vapour control layer and warm-roof insulation
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?
Extension and kitchen roofs in Ashton in Makerfield: questions
Do you cover Ashton in Makerfield?
Yes. Ashton in Makerfield is part of our Greater Manchester coverage, including postcode districts WN4. 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 Ashton in Makerfield?
Where the work needs approval it goes to Wigan 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 extension roof cost in Ashton in Makerfield?
£2,650–£4,650 for a 20 m² extension roof in EPDM with a new deck and insulation, at North West guide rates including VAT. The fixed price comes after a free survey for new and replacement roofs.
Do I need my neighbour's permission to replace an extension roof?
Not for a like-for-like re-cover in most cases. The Party Wall Act in England and Wales can apply if the work raises or cuts into a shared wall, so we flag that at survey.
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.