- Guide price
- £3,000–£5,250
- Survey
- Free for new and replacement roofs
- Quote
- Fixed, in writing
- Coverage
- England, Wales, Scotland, NI
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 a rooflight upstand 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 |
|---|---|
| Extension (20 m²), EPDM, insulation + 1 rooflight upstand | £3,000–£5,250 |
| Extension (20 m²), EPDM, new deck + insulation | £2,800–£4,900 |
| Extension (20 m²), EPDM with sedum green roof | £4,400–£8,100 |
Which flat roofs are common in West Midlands?
Flat roofs in West Midlands sit on terraced streets with flat-roofed rear kitchens and bathrooms, bungalows with flat-roofed side extensions and dormers 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.
Do rooflights in flat roofs need building regulations approval?
Usually, yes, for a new opening, because cutting through the roof and trimming joists is a structural alteration. Approval may also be needed because the roof itself is being re-covered.
New rooflights need to meet the energy efficiency standards for glazing, so that the unit doesn't become a weak point in an insulated roof. Many rooflights have a laminated inner pane, so that if the glass breaks it stays in place rather than falling into the room, which is worth asking for over kitchens, living spaces and stairs. Close to a boundary, the fire performance of the roof, including any rooflights, can matter under the fire safety rules.
Whether you need planning permission depends on the property and the unit. A raised lantern changes the roofline more than a flat rooflight, and listed buildings and conservation areas have stricter rules, which also differ between the four nations. We handle building control or building standards where it is needed. The building regulations page and the planning guide explain more.
How long does a rooflight upstand last?
A properly built, insulated upstand with waterproofing dressed to the maker's details should last as long as the roof covering around it. The rooflight's own seals and opening parts may need attention sooner.
Upstands fail early when they are too low, poorly insulated or built on a deck that moves. Keeping the area around the rooflight clear of leaves and debris, checking the corners after storms from a safe position and cleaning the glazing gently all help. Never lean on or stand on a rooflight: most are fragile, and the roof around them should be treated as fragile too. The maintenance guide covers routine checks.
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
Rooflights in flat roofs 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 a rooflight upstand cost in West Midlands?
£3,000–£5,250 for a 20 m² insulated EPDM extension roof with one rooflight upstand, 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.
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.
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.
Everything about rooflights in flat roofs → · All flat roofing in West Midlands →