- Guide price
- £2,850–£4,950
- Survey
- Free for new and replacement roofs
- Quote
- Fixed, in writing
- Coverage
- England, Wales, Scotland, NI
West Lothian at a glance
- Largest towns
- Livingston, Bathgate, Broxburn, Linlithgow
- Postcode areas
- EH
- Building standards
- West Lothian Council
- Neighbouring areas
- Falkirk · City of Edinburgh · North Lanarkshire · Clackmannanshire
- Guide price region
- Scotland (−5% on West Midlands rates)
How much does a rooflight upstand cost in West Lothian?
Guide prices including VAT at Scotland rates. The fixed price comes after a free survey for new and replacement roofs.
| Job | Guide price inc VAT |
|---|---|
| Extension (20 m²), EPDM, insulation + 1 rooflight upstand | £2,850–£4,950 |
| Extension (20 m²), EPDM, new deck + insulation | £2,650–£4,650 |
| Extension (20 m²), EPDM with sedum green roof | £4,200–£7,700 |
Which flat roofs are common in West Lothian?
Flat roofs in West Lothian sit on low-rise post-war blocks of flats, newer estates where the first extension roofs are now being replaced and shops with flat-roofed rear stores below flats. Scotland averages roughly 1,570 mm of rain a year, with the west far wetter than the east, so drainage, falls and wind uplift are part of every specification we write. Approximate 1991–2020 regional averages based on Met Office data.
Building standards in Scotland
In Scotland a building warrant is usually needed for alterations, structural work and new roofs; like-for-like repairs to a covering can be exempt. Section 6 of the technical handbooks sets a domestic roof benchmark of 0.12 W/m²K, applied as far as reasonably practicable on an existing roof. In West Lothian the application goes to West Lothian Council (building standards). More on the rules.
Why is my flat rooflight leaking, and should it be repaired or replaced?
Most rooflight leaks come from the upstand detail rather than the glass: the membrane has split or pulled away at a corner, the upstand is too low, or the flashing at the top has failed. Repair the detail if the unit and the roof around it are sound.
Drips on the inside of the upstand in cold weather may be condensation rather than a leak, especially on older, uninsulated kerbs or single-glazed domes. Warm, moist air from a kitchen or bathroom meets the cold surface and condenses.
If the roof covering is near the end of its life, it is usually better to rebuild the upstand properly as part of a replacement, ideally with a new insulated kerb, rather than patching the old detail. Our repair or replace guide and flat roof repairs page cover the options.
Which towns in West Lothian do we cover?
Rooflights in flat roofs in West Lothian: questions
Which towns in West Lothian do you cover?
All of West Lothian. 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 rooflight upstand cost in West Lothian?
£2,850–£4,950 for a 20 m² insulated EPDM extension roof with one rooflight upstand, at Scotland 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 Lothian?
All of West Lothian, including the EH postcode areas. Send your full postcode and we'll confirm.
Can a lantern go on a warm roof?
Yes. The upstand is built and insulated to the full height of the warm roof build-up, so the lantern sits at the right level above the finished surface.
How high should a flat rooflight upstand be?
Usually at least 150 mm from the finished roof surface to the top of the waterproofing, so the joint stays above standing water. Some rooflight makers specify more.
Can a rooflight be added to an existing flat roof?
Yes, if the structure allows it. The opening is cut, the joists are trimmed and an upstand is built and waterproofed into the existing covering. On an older roof, it is often better to do it as part of a replacement.
Everything about rooflights in flat roofs → · All flat roofing in West Lothian →