Bonnyrigg at a glance
- Postcode districts
- EH19
- Population
- about 18,320 (GeoNames)
- Council area
- Midlothian Council
- Building approval
- Midlothian Council building standards
- Nearest main town
- Musselburgh, about 5 miles
- Guide price region
- Scotland (−5% on West Midlands rates)
Why choose torch-on felt roofing in Bonnyrigg?
For a commercial roof in Bonnyrigg, such as a shop, surgery or club, torch-on felt offers a hard-wearing mineral finish that takes occasional maintenance traffic. Phased work keeps part of the building weathertight while the rest is re-roofed, so the business can usually keep trading.
Bonnyrigg's flat roofs are mostly on shops with flat-roofed rear stores below flats, with plenty on low-rise post-war blocks of flats too. 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.
How much does a torch-on felt roof cost in Bonnyrigg?
Guide price in Bonnyrigg: £1,450–£2,500 for a typical 18 m² garage roof in torch-on felt, 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 |
Should I choose torch-on felt or a different flat roof system?
Choose torch-on felt when you want a proven, layered system at a sensible price, particularly on larger roofs, blocks of flats and commercial buildings where several layers give useful redundancy. It is a weaker choice where hot works are hard to manage safely.
For: generally lower cost per square metre; two or three layers, so a single defect in one layer need not cause a leak; tough mineral finish; long track record and a British Standard code of practice; repairs can be made with compatible materials.
Against: needs a naked flame unless a cold-applied or self-adhesive alternative is used; shorter typical life than EPDM or GRP; the finish is functional rather than decorative; more laps to detail than a single sheet.
On small domestic roofs near timber, EPDM avoids the torch entirely. GRP gives a harder, neater surface. For an overlay, a liquid-applied system is often simpler. Large commercial roofs may suit single-ply, and older buildings may suit mastic asphalt. See our comparison guide.
What's included?
- Mineral-finished cap sheet, upstands, outlets and edge trims
- Vapour control layer and warm-roof insulation where needed
- Deck inspection with replacement of damaged boards
- Strip-off of the existing roof covering and removal of waste
Building standards in Scotland
In Scotland the building standards technical handbooks (Section 6 for energy) apply, and the council's building standards service decides whether a building warrant is needed. Like-for-like repairs to a roof covering can be exempt; alterations, structural work and new roofs usually need a warrant before work starts. The domestic roof benchmark is 0.12 W/m²K, applied as far as reasonably practicable on an existing roof. More on the rules.
Which nearby areas do we also cover?
Torch-on felt roofing in Bonnyrigg: questions
Do you cover Bonnyrigg?
Yes. Bonnyrigg is part of our Midlothian coverage, including postcode districts EH19. Surveys and roofs are carried out by vetted roofing teams working under S&K Property Investments and Improvement Ltd.
Who checks building standards for a flat roof in Bonnyrigg?
Where the work needs approval it goes to Midlothian Council building standards. We tell you at the survey whether your job needs it and deal with the paperwork as part of the quote.
How much does a torch-on felt roof cost in Bonnyrigg?
£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.
Why does my felt roof have blisters?
Blisters usually form when moisture or air trapped beneath the felt expands in the sun. A few small, intact blisters may be monitored, but widespread or split blisters point to a repair or replacement.
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.