- Guide price
- £700–£1,150
- Survey
- Free for new and replacement roofs
- Quote
- Fixed, in writing
- Coverage
- England, Wales, Scotland, NI
Tyne and Wear at a glance
- Largest towns
- Newcastle upon Tyne, Sunderland, South Shields, Washington
- Postcode areas
- DH, NE, SR
- Building control
- Newcastle City Council, Sunderland City Council, South Tyneside Council and 2 other councils
- Neighbouring areas
- Northumberland · County Durham · North Yorkshire · Cumbria
- Guide price region
- North East (−7% on West Midlands rates)
How much does a porch or bay roof cost in Tyne and Wear?
Guide prices including VAT at North East 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 | £700–£1,150 |
| Single garage (18 m²), EPDM rubber | £1,500–£2,600 |
| Extension (20 m²), GRP, new deck + insulation | £2,800–£5,000 |
Which flat roofs are common in Tyne and Wear?
Flat roofs in Tyne and Wear sit on terraced streets with flat-roofed rear kitchens and bathrooms, 1960s and 1970s link-detached houses with flat-roofed garages and porches and low-rise post-war blocks of flats. England averages roughly 870 mm of rain a year; the North East is drier than the west but cold and windy near the coast, so wind uplift and freeze-thaw are in the specification. 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 Tyne and Wear the application goes to Newcastle City Council, Sunderland City Council, South Tyneside Council and 2 other councils. More on the rules.
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.
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 towns in Tyne and Wear do we cover?
- Newcastle upon Tyne
- Sunderland
- South Shields
- Washington
- Wallsend
- Newburn
- Whitley Bay
- Houghton-Le-Spring
- Felling
- Jarrow
- Gosforth
- Whickham
- Blaydon-on-Tyne
Porch, bay and canopy roofs in Tyne and Wear: questions
Which towns in Tyne and Wear do you cover?
All of Tyne and Wear. 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 Tyne and Wear?
£700–£1,150 for a small 4 m² porch or bay roof in EPDM, at North East 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 Tyne and Wear?
It depends on where the roof is: in Tyne and Wear that's Newcastle City Council, Sunderland City Council, South Tyneside Council and 2 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.
Can you re-roof a porch and a garage on the same visit?
Yes, and it is often better value. Combining small roofs spreads the set-up and travel costs.
How long will a new porch roof last?
With good specification and maintenance, EPDM is indicatively 25–50 years and GRP 20–40.
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.
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