- Guide price
- £14,750–£25,850
- Survey
- Free for new and replacement roofs
- Quote
- Fixed, in writing
- Coverage
- England, Wales, Scotland, NI
Greater Manchester at a glance
- Largest towns
- Manchester, Oldham, Wigan, Bolton
- Postcode areas
- BL, M, OL, SK, WA, WN
- Building control
- Manchester City Council, Oldham Council, Wigan Council and 7 other councils
- Neighbouring areas
- Cheshire · Lancashire · Merseyside · West Yorkshire
- Guide price region
- North West (−5% on West Midlands rates)
How much does a block or HMO roof cost in Greater Manchester?
Guide prices including VAT at North West rates. The fixed price comes after a free survey for new and replacement roofs.
| Job | Guide price inc VAT |
|---|---|
| Block of flats (150 m²), felt + insulation + scaffold | £14,750–£25,850 |
| Commercial roof (100 m²), single-ply + insulation | £12,550–£20,700 |
Which flat roofs are common in Greater Manchester?
Flat roofs in Greater Manchester sit on terraced streets with flat-roofed rear kitchens and bathrooms, newer estates where the first extension roofs are now being replaced and lock-up garage blocks on estates. 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. Approximate 1991–2020 regional averages based on Met Office data.
Building regulations in England
Replacing more than half of a roof over a heated room usually counts as renovating a thermal element, so it is insulated to current standards and notified to building control. Renovated roofs over heated rooms are insulated to around 0.16 W/m²K where that's feasible, and new extension roofs are built to 0.15 W/m²K. In Greater Manchester the application goes to Manchester City Council, Oldham Council, Wigan Council and 7 other councils. More on the rules.
How do you manage access and residents during the work?
We agree an access and communication plan with the agent or freeholder before the scaffold goes up, so residents know what is happening and when.
That usually covers notices in the common parts and letters to each flat, scaffold and skip positions, keeping entrances, escape routes and bin stores clear, working hours, securing the scaffold out of hours, and a named contact for questions. If we need to look at a ceiling inside a top-floor flat, we arrange access through the agent or landlord.
Occupied blocks are re-roofed in phases, with each section watertight before the team leaves site, which also lets a larger roof be spread over more than one service charge year. Hot works near windows, vents and escape routes are tightly controlled, or avoided altogether with cold-applied systems.
Do fire and insulation rules affect block roofs?
Yes. Where a roof is close to a boundary, building regulations limit which coverings can be used, and the build-up should carry a suitable external fire classification such as BROOF(t4); in England this is covered by Approved Document B.
BROOF(t4) applies to a tested build-up, so we check that the manufacturer's classification covers the deck, insulation and membrane actually being installed, not just the membrane name. Where the roof crosses a separating or compartment wall, the fire-stopping detail is kept intact.
Re-covering more than half of a roof over heated flats usually triggers the thermal element rules, so the insulation is upgraded towards the renovation U-value where feasible: 0.16 W/m²K for dwellings in England and Wales. We handle building control where it is needed. See building regulations and warm vs cold roofs.
Which towns in Greater Manchester do we cover?
- Manchester
- Oldham
- Wigan
- Bolton
- Stockport
- Salford
- Rochdale
- Sale
- Bury
- Altrincham
- Middleton
- Ashton-under-Lyne
- Leigh
- Stretford
- Urmston
- Eccles
- Tyldesley
- Hyde
- Walkden
- Prestwich
- Radcliffe
- Cheadle Hulme
- Heywood
- Denton
- Stalybridge
- Ashton in Makerfield
- Westhoughton
- Farnworth
- Saddleworth
- Hindley
- Golborne
- Droylsden
- Royton
- Failsworth
- Hazel Grove
- Irlam
- Horwich
- Bramhall
- Ramsbottom
- Bredbury
- Longsight
Flats, HMOs and block roofs in Greater Manchester: questions
Which towns in Greater Manchester do you cover?
All of Greater Manchester. The main towns have their own pages below, and if yours isn't listed we still cover it: send your postcode and we'll confirm.
How much does a block or HMO roof cost in Greater Manchester?
£14,750–£25,850 for a 150 m² block-of-flats roof in felt with insulation and scaffold, at North West guide rates including VAT. The fixed price comes after a free survey for new and replacement roofs.
Which council handles building control for a flat roof in Greater Manchester?
It depends on where the roof is: in Greater Manchester that's Manchester City Council, Oldham Council, Wigan Council and 7 other councils. Replacing more than half of a roof over a heated room usually counts as renovating a thermal element, so it is insulated to current standards and notified to building control. We confirm which applies at the survey.
Does a block roof replacement need building control?
Usually, yes. Re-covering more than half of a roof over heated flats normally triggers the thermal element rules, which bring insulation and approval requirements, and we handle building control or building standards where it is needed.
Can you quote for more than one roofing system?
Yes. We can price two or more systems on the same scope, for example built-up felt and single-ply, so leaseholders and the freeholder can compare cost against expected service life.
What if a top-floor flat is leaking before the roof is replaced?
We can attend for emergency temporary weatherproofing as soon as a team is available, guide £170–£430. That protects the flat while the permanent work is agreed.
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