- Guide price
- £800–£1,300
- 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 porch or bay 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 |
|---|---|
| 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 Norfolk?
Flat roofs in Norfolk sit on bungalows with flat-roofed side extensions and dormers, lock-up garage blocks on estates and shops with flat-roofed rear stores below 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 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.
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.
Why do small porch and bay roofs carry a minimum charge?
Because a small roof needs nearly the same set-up as a larger one: a team, safe access, materials, trims, waste removal and travel. The roof area is only part of the cost.
A 2 m² canopy and a 6 m² bay still both need a full strip, a deck check, edge trims, a wall flashing and the same care at the drip edge. That is why our full re-roofs carry a minimum charge rather than being priced purely per square metre. It is also why bundling makes sense: if you have a porch, a bay and a garage, pricing them together usually works out better than three separate visits.
The junction with the house wall deserves the most attention on a porch. Many leaks blamed on a porch roof are actually water tracking behind a failed flashing or through porous brickwork above. We check the wall, the flashing and the frame head before recommending a new roof. If the problem is only the flashing, a targeted repair may be enough. Our flat roof leaks guide explains how leaks are traced.
Which towns in Norfolk do we cover?
Porch, bay and canopy 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 porch or bay roof cost in Norfolk?
£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 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.
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.
Can a bay window roof be replaced without scaffold?
A ground-floor bay usually can, using a tower or platform. A first-floor bay generally needs a small scaffold for safe access.
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 Norfolk →