- 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
North Ayrshire at a glance
- Largest towns
- Irvine, Kilwinning, Saltcoats, Largs
- Postcode areas
- KA
- Building standards
- North Ayrshire Council
- Neighbouring areas
- South Ayrshire · East Ayrshire · Renfrewshire · East Renfrewshire
- Guide price region
- Scotland (−5% on West Midlands rates)
How much does a torch-on felt roof cost in North Ayrshire?
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 North Ayrshire?
Flat roofs in North Ayrshire sit on newer estates where the first extension roofs are now being replaced, low-rise post-war blocks of flats 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 North Ayrshire the application goes to North Ayrshire Council (building standards). More on the rules.
Is torch-on roofing safe, and what is the difference between two- and three-layer systems?
Yes, torch-on is safe when hot works are properly controlled, because most roof fires linked to torching start at hidden timber or debris near edges and upstands, not on the open roof. Our teams follow a hot-works routine on every job:
- check eaves, fascias, soffits and wall cavities for timber, nests and debris before lighting a torch;
- use a cold-applied or self-adhesive membrane, rather than a flame, at edges, against combustible materials and in tight details;
- keep fire extinguishers on the roof and the gas bottles secured and away from the work;
- stop torching well before the team leaves, then carry out a fire watch so smouldering is spotted while people are still on site.
As for layers, a two-layer system (underlay plus cap sheet) is common on domestic roofs such as garages and extensions. A three-layer system adds an intermediate sheet, giving more thickness and redundancy, and is often specified on larger, commercial and multi-occupied roofs. The right choice depends on the size and use of the roof and the system's requirements, so we set it out in the quote.
Near a boundary, the external fire performance of the tested build-up, such as a BROOF(t4) classification, can also matter, and we check it where it applies.
Which towns in North Ayrshire do we cover?
Torch-on felt roofing in North Ayrshire: questions
Which towns in North Ayrshire do you cover?
All of North Ayrshire. 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 North Ayrshire?
£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 North Ayrshire?
It depends on where the roof is: in North Ayrshire that's North Ayrshire 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.
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.
How long does it take to lay a torch-on felt roof?
A garage roof typically takes one to two days and an insulated extension two to three. Larger roofs and blocks are phased over longer, with each area made weathertight before the team leaves.
Can torch-on felt go over an existing felt roof?
Sometimes, if the old roof is dry, well bonded and the deck is sound. Often stripping is better, because overlaying can trap moisture and hide rot; our guide to overlay or strip explains how we decide.
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