Dunblane at a glance
- Postcode districts
- FK15
- Population
- about 9,310 (GeoNames)
- Council area
- Stirling Council
- Building approval
- Stirling Council building standards
- Nearest main town
- Stirling, about 5 miles
- Guide price region
- Scotland (−5% on West Midlands rates)
What makes a good extension roof in Dunblane?
Rooflights fitted after the roof was built are a frequent source of trouble in Dunblane 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 and around Dunblane, flat roofs are typically found on newer estates where the first extension roofs are now being replaced, and on bungalows with flat-roofed side extensions and dormers. Scotland averages roughly 1,570 mm of rain a year, with the west far wetter than the east, so drainage, falls and wind uplift are part of every specification we write.
How much does a new extension roof cost in Dunblane?
At Scotland 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?
- New abutment upstand and flashing, plus rebuilt rooflight kerbs
- Staged strip-out so the room stays weathertight
- Building standards handled where needed, and a written workmanship guarantee
- Falls set away from the house wall
Building standards in Scotland
In Scotland the building standards technical handbooks (Section 6 for energy) apply, and the council's building standards service decides whether a building warrant is needed. Like-for-like repairs to a roof covering can be exempt; alterations, structural work and new roofs usually need a warrant before work starts. The domestic roof benchmark is 0.12 W/m²K, applied as far as reasonably practicable on an existing roof. More on the rules.
Which nearby areas do we also cover?
Extension and kitchen roofs in Dunblane: questions
Do you cover Dunblane?
Yes. Dunblane is part of our Stirling coverage, including postcode districts FK15. Surveys and roofs are carried out by vetted roofing teams working under S&K Property Investments and Improvement Ltd.
Who checks building standards for a flat roof in Dunblane?
Where the work needs approval it goes to Stirling Council building standards. 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 Dunblane?
£2,650–£4,650 for a 20 m² extension roof in EPDM with a new deck and insulation, at Scotland guide rates including VAT. The fixed price comes after a free survey for new and replacement roofs.
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.
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.