- Guide price
- £800–£1,300
- Survey
- Free for new and replacement roofs
- Quote
- Fixed, in writing
- Coverage
- England, Wales, Scotland, NI
Bedfordshire at a glance
- Largest towns
- Luton, Bedford, Dunstable, Leighton Buzzard
- Postcode areas
- LU, MK, SG
- Building control
- Luton Borough Council, Bedford Borough Council and Central Bedfordshire Council
- Neighbouring areas
- Hertfordshire · Buckinghamshire · Northamptonshire · Cambridgeshire
- Guide price region
- East of England (+5% on West Midlands rates)
How much does a porch or bay roof cost in Bedfordshire?
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 |
|---|---|
| Porch or bay (4 m²), EPDM | £800–£1,300 |
| Single garage (18 m²), EPDM rubber | £1,700–£2,950 |
| Extension (20 m²), GRP, new deck + insulation | £3,150–£5,650 |
Which flat roofs are common in Bedfordshire?
Flat roofs in Bedfordshire sit on 1960s and 1970s link-detached houses with flat-roofed garages and porches, newer estates where the first extension roofs are now being replaced and low-rise post-war blocks of flats. 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 Bedfordshire the application goes to Luton Borough Council, Bedford Borough Council and Central Bedfordshire Council. More on the rules.
Do I need permission to re-roof a porch or bay?
Usually not. Re-covering a porch or bay roof without materially changing how it looks does not normally need planning permission, and an unheated open porch is not usually a thermal element.
The picture changes if the bay or porch is part of a heated room: replacing most of the roof can then bring it under the insulation rules for renovated roofs, which may need building control approval in England, a check in Wales, building standards in Scotland or district council building control in Northern Ireland. On a very small roof, adding insulation may not be technically feasible because of the height available below the window sill above. We assess that at survey.
Listed buildings need consent for changes that affect their character, and conservation areas can restrict changes to the front of a house. See our building regulations page for more detail.
Which material looks best on a porch or bay roof?
For most porches, EPDM rubber gives a neat, dark grey finish that sits quietly on the front of a house, and on a small roof it can usually be laid as one piece. For angled bays and curved canopies, GRP fibreglass or a liquid-applied system follows the shape without folds or joins.
Many older bay windows and porches were finished in lead, which has a distinctive look. Where you want to keep that appearance, especially on a period house, we can discuss a lead-look finish or retaining lead flashings at the wall. On a listed building or in a conservation area, changing from lead to a membrane may need consent, so we check that at survey.
Colour matters more here than on a hidden rear roof. GRP topcoats come in several colours, and EPDM is typically black or dark grey.
Which towns in Bedfordshire do we cover?
Porch, bay and canopy roofs in Bedfordshire: questions
Which towns in Bedfordshire do you cover?
All of Bedfordshire. 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 porch or bay roof cost in Bedfordshire?
£800–£1,300 for a small 4 m² porch or bay roof in EPDM, 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 Bedfordshire?
It depends on where the roof is: in Bedfordshire that's Luton Borough Council, Bedford Borough Council and Central Bedfordshire 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.
Does a porch roof need a gutter?
Not always. Many small porches drip straight off the front edge, but a gutter helps over a doorway or path.
Should I replace lead on my bay roof with EPDM or GRP?
It depends on the house and your priorities. Membranes usually cost less and have no scrap value to thieves, but on a period or listed property keeping a lead appearance may matter or be required.
How long will a new porch roof last?
With good specification and maintenance, EPDM is indicatively 25–50 years and GRP 20–40.
Everything about porch, bay and canopy roofs → · All flat roofing in Bedfordshire →