Saddleworth at a glance
- Postcode districts
- OL3
- Population
- about 25,441 (GeoNames)
- Council area
- Oldham Council
- Building approval
- Oldham Council building control, or a registered building control approver
- Nearest main town
- Oldham, about 5 miles
- Guide price region
- North West (−5% on West Midlands rates)
What makes a good extension roof in Saddleworth?
If you're fitting a new kitchen under an extension in Saddleworth, that's a good time to replace the roof. It makes sense to rebuild the roof before fitting new units, ceilings and lighting below, and the insulation upgrade makes the room more comfortable all year.
In and around Saddleworth, flat roofs are typically found on lock-up garage blocks on estates, and on shops with flat-roofed rear stores below flats. 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 Saddleworth?
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 |
Does an extension roof replacement need building regulations?
Usually, yes. An extension roof over a heated room is a thermal element, so replacing most of it typically brings insulation requirements and an approval route.
In England, renovating more than half of the roof means upgrading it towards 0.16 W/m²K where that is technically, functionally and economically feasible. The approval comes from building control or a competent person scheme. A brand-new extension roof is designed to 0.15. Wales usually requires approval for most re-roofing, with a renovation target of 0.16 and a new-extension target of 0.13. Scotland handles this through building standards and the warrant process, and Northern Ireland through district council building control.
Planning is not normally needed to re-cover an extension roof that looks broadly the same afterwards. Turning the roof into a terrace is another matter. We handle building control where the job needs it; see our building regulations page.
What's included?
- New abutment upstand and flashing, plus rebuilt rooflight kerbs
- Staged strip-out so the room stays weathertight
- Falls set away from the house wall
- Free survey of the roof, abutment and room below
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 Saddleworth: questions
Do you cover Saddleworth?
Yes. Saddleworth is part of our Greater Manchester coverage, including postcode districts OL3. 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 Saddleworth?
Where the work needs approval it goes to Oldham 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 Saddleworth?
£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.
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.
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.