- Guide price
- £16,350–£28,550
- Survey
- Free for new and replacement roofs
- Quote
- Fixed, in writing
- Coverage
- England, Wales, Scotland, NI
Norfolk at a glance
- Largest towns
- Norwich, Great Yarmouth, King's Lynn, Thetford
- Postcode areas
- IP, NR, PE
- Building control
- Norwich City Council, Great Yarmouth Borough Council, Borough Council of King's Lynn and West Norfolk and 1 other council
- Neighbouring areas
- Suffolk · Cambridgeshire · Essex · Lincolnshire
- Guide price region
- East of England (+5% on West Midlands rates)
How much does a block or HMO roof cost in Norfolk?
Guide prices including VAT at East of England 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 | £16,350–£28,550 |
| Commercial roof (100 m²), single-ply + insulation | £13,900–£22,850 |
Which flat roofs are common in Norfolk?
Flat roofs in Norfolk sit on 1930s semis with flat-roofed garages and kitchen extensions, newer estates where the first extension roofs are now being replaced and terraced streets with flat-roofed rear kitchens and bathrooms. The East of England is the driest part of Britain, with parts of the Anglian region around 630 mm a year, so summer heat and UV, not rainfall, do most of the ageing on a felt roof. 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 Norfolk the application goes to Norwich City Council, Great Yarmouth Borough Council, Borough Council of King's Lynn and West Norfolk and 1 other council. More on the rules.
How does Section 20 consultation affect roof works?
In England and Wales, if leaseholders pay for roof works through the service charge and any one leaseholder's share will be over the statutory threshold, the freeholder or managing agent must consult them under Section 20 of the Landlord and Tenant Act 1985 before the work is contracted.
The consultation is run by the freeholder or agent, not by us. It usually involves a notice of intention and then estimates shared with leaseholders, each stage with time for comments, and missing a step can limit what can be recovered through the service charge. Take advice from your agent or a specialist adviser if you are unsure; we don't give legal advice.
What we provide is an itemised written quote that is easy to share and compare: system and build-up, roof area, scaffold and access, insulation, outlets, upstands and trims, waste disposal, provisional sums for hidden defects such as deck repairs, and VAT shown clearly. We can price more than one system on the same scope, so leaseholders are comparing like with like.
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.
Which towns in Norfolk do we cover?
Flats, HMOs and block roofs in Norfolk: questions
Which towns in Norfolk do you cover?
All of Norfolk. 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 Norfolk?
£16,350–£28,550 for a 150 m² block-of-flats roof in felt with insulation and scaffold, at East of England 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 Norfolk?
It depends on where the roof is: in Norfolk that's Norwich City Council, Great Yarmouth Borough Council, Borough Council of King's Lynn and West Norfolk and 1 other council. 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.
Do you run the Section 20 consultation?
No. The freeholder or managing agent runs the consultation; we provide itemised written quotes that can be shared with leaseholders and answer technical questions passed on through the agent.
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 £190–£470. That protects the flat while the permanent work is agreed.
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.
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