Golborne at a glance
- Postcode districts
- WA3
- Population
- about 24,021 (GeoNames)
- Council area
- Wigan Council
- Building approval
- Wigan Council building control, or a registered building control approver
- Nearest main town
- Wigan, about 5 miles
- Guide price region
- North West (−5% on West Midlands rates)
What makes a good extension roof in Golborne?
Rooflights fitted after the roof was built are a frequent source of trouble in Golborne 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.
In a town like Golborne, flat roofs are commonly found on bungalows with flat-roofed side extensions and dormers or terraced streets with flat-roofed rear kitchens and bathrooms. 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 Golborne?
Guide price in Golborne: £2,650–£4,650 for a 20 m² extension roof in EPDM with a new deck and insulation, including VAT at North West 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 | £2,650–£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?
- Falls set away from the house wall
- Free survey of the roof, abutment and room below
- Building control handled where needed, and a written workmanship guarantee
- New abutment upstand and flashing, plus rebuilt rooflight kerbs
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?
- Newton-le-Willows · 2 mi
- Ashton in Makerfield · 2 mi
- Leigh · 3 mi
- Haydock · 4 mi
- Hindley · 4 mi
- Wigan · 5 mi
Extension and kitchen roofs in Golborne: questions
Do you cover Golborne?
Yes. Golborne is part of our Greater Manchester coverage, including postcode districts WA3. 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 Golborne?
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 Golborne?
£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.
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.
Can you keep my existing roof lantern?
Often, if the lantern itself is sound. We lift it, rebuild the kerb, dress the new membrane up the upstand and refit the lantern.