- Price per m²
- £85–£150
- Typical life
- 30–60 years
- Manufacturer guarantees
- 15-year material, up to 25-year system guarantees
- 30 m² roof
- £3,450–£6,250
West Midlands at a glance
- Largest towns
- Birmingham, Coventry, Wolverhampton, Dudley
- Postcode areas
- B, CV, DY, WS, WV
- Building control
- Birmingham City Council, Coventry City Council, City of Wolverhampton Council and 4 other councils
- Neighbouring areas
- Worcestershire · Warwickshire · Staffordshire · Shropshire
- Guide price region
- West Midlands (baseline rates)
How much does mastic asphalt roofing cost in West Midlands?
Guide prices including VAT at West Midlands rates. The fixed price comes after a free survey for new and replacement roofs.
| Job | Guide price inc VAT |
|---|---|
| Mastic asphalt roof (30 m²), scaffold | £3,450–£6,250 |
| Localised patch repair | £150–£500 |
| Single garage (18 m²), EPDM rubber | £1,600–£2,800 |
| Extension (20 m²), EPDM, new deck + insulation | £2,800–£4,900 |
Which flat roofs are common in West Midlands?
Flat roofs in West Midlands sit on bungalows with flat-roofed side extensions and dormers, 1930s semis with flat-roofed garages and kitchen extensions and 1960s and 1970s link-detached houses with flat-roofed garages and porches. England averages roughly 870 mm of rain a year and the West Midlands sits close to that, so falls and outlets are the difference between a roof that drains and one that ponds. 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 West Midlands the application goes to Birmingham City Council, Coventry City Council, City of Wolverhampton Council and 4 other councils. More on the rules.
Should an old asphalt roof be repaired, overlaid or replaced, especially on a heritage building?
If the asphalt is sound apart from local cracks or blisters, repair it; if it is crazed and tired but dry and well bonded, consider an overlay; if it is leaking widely, sitting on a wet or failing deck, or full of trapped moisture, replace it. A survey, sometimes with a leak trace, tells you which applies.
- Repairs: blisters are cut out, cracks opened up and fresh asphalt worked in by a specialist, so the repair fuses with the existing roof.
- Overlay: a compatible system, often a reinforced liquid membrane, is bonded over the old asphalt after cleaning and priming. This keeps the old asphalt as a solid base and avoids heavy strip-out.
- Replacement: the old asphalt is broken out and the roof rebuilt, either in new asphalt or in another system the structure can carry, with insulation where required.
On heritage and older buildings, matching the original material and detailing often matters as much as waterproofing. New asphalt skirtings and aprons can follow the existing lines, and any change of material on a listed building should be agreed with the conservation officer before work starts.
Asphalt work is a specialist trade. It needs mixers or boilers on site, trained asphalters and strict hot-works control, so we plan these jobs around access, the building's occupants and the weather.
How long does mastic asphalt last, and what guarantees are available?
Mastic asphalt is one of the longest-lasting flat roof systems, typically giving 30 to 60 years with good specification and maintenance. Many older asphalt roofs are still watertight decades after they were laid.
Age does show eventually. Common signs include crazing and cracking from sun exposure, blisters where moisture has been trapped beneath, splits at skirtings where the building has moved, and ponding where the deck has settled. Regular maintenance, such as renewing solar reflective paint, keeping outlets clear and repairing cracks early, makes a real difference to life.
Material and system guarantees are available on some specified asphalt systems, and we register them for you where the system allows. Every re-roof carries our written workmanship guarantee, with the length set out in the quote, and insurance-backed options can be discussed. Our lifespan guide compares asphalt with the other systems.
Which towns in West Midlands do we cover?
- Birmingham
- Coventry
- Wolverhampton
- Dudley
- Walsall
- Solihull
- Sutton Coldfield
- West Bromwich
- Halesowen
- Stourbridge
- Smethwick
- Willenhall
- Tipton
- Bloxwich
- Washwood Heath
- Shirley
- Brierley Hill
- Aldridge
- Acocks Green
- Bartley Green
- Wednesbury
- Kingswinford
Mastic asphalt roofing in West Midlands: questions
Which towns in West Midlands do you cover?
All of West Midlands. 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 mastic asphalt roofing cost in West Midlands?
£3,450–£6,250 for a 30 m² mastic asphalt roof including scaffold, at West Midlands guide rates including VAT. The fixed price comes after a free survey for new and replacement roofs.
Which postcode areas do you cover in West Midlands?
All of West Midlands, including the B, CV, DY, WS, WV postcode areas. Send your full postcode and we'll confirm.
Why are mastic asphalt roofs painted silver or white?
The reflective coating keeps the asphalt cooler in sun, reducing softening and slowing the surface ageing that leads to crazing. It usually needs renewing every few years as part of maintenance.
Is mastic asphalt the same as tarmac?
No. Both contain bitumen, but mastic asphalt is a dense, voidless mix with fine limestone aggregate, made to be fully waterproof, while road surfacing is a different material.
Is mastic asphalt suitable for a balcony or terrace?
Yes, asphalt is traditionally used on terraces and walkways because it takes foot traffic well, often with paving on top. A new balcony or terrace generally needs planning permission, so check before converting a roof.
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