- Price per m²
- £57–£100
- Typical life
- 15–25 years
- Manufacturer guarantees
- 10–20 year material guarantees on specified systems
- Typical garage roof
- £1,450–£2,500
Angus at a glance
- Largest towns
- Arbroath, Forfar, Montrose, Carnoustie
- Postcode areas
- DD
- Building standards
- Angus Council
- Neighbouring areas
- Dundee City · Perth and Kinross · Fife · Aberdeen City
- Guide price region
- Scotland (−5% on West Midlands rates)
How much does a torch-on felt roof cost in Angus?
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 |
|---|---|
| Single garage (18 m²), torch-on felt | £1,450–£2,500 |
| Extension (20 m²), felt, new deck + insulation | £2,550–£4,450 |
| Block of flats (150 m²), felt + insulation + scaffold | £14,750–£25,850 |
| Single garage (18 m²), EPDM rubber | £1,500–£2,650 |
| Extension (20 m²), EPDM, new deck + insulation | £2,650–£4,650 |
Which flat roofs are common in Angus?
Flat roofs in Angus sit on newer estates where the first extension roofs are now being replaced, bungalows with flat-roofed side extensions and dormers and 1930s semis with flat-roofed garages and kitchen extensions. 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 Angus the application goes to Angus Council (building standards). More on the rules.
How long does a torch-on felt roof last, and what is the guarantee?
A modern torch-on roof typically lasts 15 to 25 years, and high-performance systems with better membranes can last longer. That is a big step up from older felt roofs, which were often single-layer, unreinforced or poorly bonded.
What shortens the life of a felt roof is usually visible: mineral chippings worn away so the bitumen is exposed to sunlight, blisters where moisture was trapped, split laps, and upstands that have slumped or pulled away from the wall. Ponding speeds all of this up.
Manufacturer material guarantees are available on many specified torch-on systems; they often depend on a particular build-up and registration, which we handle where the system allows. Every re-roof also comes with our written workmanship guarantee, the length of which is stated in the quote, and insurance-backed options can be discussed. Our flat roof lifespan guide compares felt with the other systems.
Which towns in Angus do we cover?
Torch-on felt roofing in Angus: questions
Which towns in Angus do you cover?
All of Angus. 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 torch-on felt roof cost in Angus?
£1,450–£2,500 for a typical 18 m² garage roof in torch-on felt, at Scotland guide rates including VAT. The fixed price comes after a free survey for new and replacement roofs.
Which council handles building standards for a flat roof in Angus?
It depends on where the roof is: in Angus that's Angus Council. 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. We confirm which applies at the survey.
Is torch-on suitable for a block of flats?
Yes, layered bitumen systems are widely used on blocks of flats and commercial buildings. Larger roofs often use three layers and insulation, with hot works planned around residents.
Is torch-on felt better than the old felt roofs?
Yes, considerably. Modern torch-on membranes are polymer-modified and polyester-reinforced, laid in bonded layers, and typically last much longer than the older felt systems they replace.
Can I paint or coat an old felt roof?
Reflective or liquid coatings can extend the life of a sound felt roof, but they will not fix wet insulation, a rotten deck or poor falls. A survey shows whether coating or replacement makes more sense.
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