Bathgate at a glance
- Postcode districts
- EH48
- Population
- about 23,600 (GeoNames)
- Council area
- West Lothian Council
- Building approval
- West Lothian Council building standards
- Nearest main town
- Livingston, about 5 miles
- Guide price region
- Scotland (−5% on West Midlands rates)
What makes a good extension roof in Bathgate?
Extension roofs in Bathgate are often replaced because the original was built cheaply: thin chipboard decks, little or no insulation and felt turned up the wall without a proper flashing. Twenty or thirty years on, those weaknesses show up as leaks at the back wall and a cold, damp ceiling.
In and around Bathgate, flat roofs are typically found on newer estates where the first extension roofs are now being replaced, and on terraced streets with flat-roofed rear kitchens and bathrooms. 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 Bathgate?
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?
- Staged strip-out so the room stays weathertight
- New abutment upstand and flashing, plus rebuilt rooflight kerbs
- 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 Bathgate: questions
Do you cover Bathgate?
Yes. Bathgate is part of our West Lothian coverage, including postcode districts EH48. 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 Bathgate?
Where the work needs approval it goes to West Lothian 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 Bathgate?
£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.
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.
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.