Ely Roofers installs new pitched and flat roofs for homeowners in Soham, with clear advice on materials, process and what to look for before you sign anything.
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A new roof, whether on an existing property or a new extension, follows a clear sequence: strip the old covering, inspect the structure underneath, repair or replace any damaged timber, fit underlay, batten and then lay the new tile, slate or flat roof membrane. The materials and systems vary, but the principle is the same. Done properly, a new roof should not need significant attention for decades.
On pitched roofs we work with concrete interlocking tiles, natural slate, clay plain tiles and fibre cement slates. For flat roofs we install EPDM rubber systems and modern reinforced felt. Both flat roof options are reliable when correctly specified and installed. We do not install any flat roof system on a pitch that is too shallow to drain properly, because no membrane compensates for inadequate falls.
A new roof is a significant spend, and the contractor you choose matters as much as the materials they propose. In Soham, as anywhere else, you will get quotes that vary widely, and it is not always obvious why. The sections below give you practical questions to ask before you commit to anyone.
A quote that says "new roof - £8,500" tells you nothing useful. A proper quote should break down the cost of materials, labour, scaffold, removal and disposal of old tiles or felt, any associated works such as fascia and soffit replacement, and VAT. When you have itemised quotes from more than one contractor, you can compare like with like rather than guessing why one is cheaper than another.
If a contractor is reluctant to break down their price, that is a reason to be cautious. It can mean they do not want you to see where the margin lies, or that they have not thought the job through in enough detail.
The underlay and battens are hidden once the tiles are on, but they matter enormously. Underlay is the secondary line of defence if water gets under the tiles. Breathable membrane underlays (sometimes called vapour-permeable underlays) are the current standard on new and re-roofing work because they allow moisture in the roof space to escape without letting liquid water in. Older non-breathable felt can cause condensation problems in insulated roof spaces.
Battens should be pressure-treated timber of the correct size for the tile being laid. BS 5534, the British Standard for slating and tiling, gives guidance on batten sizing based on rafter span and wind zone. A contractor who cannot tell you what underlay and batten specification they are using has not thought carefully about the job.
Not all tiles within the same category are identical. Concrete interlocking tiles vary in profile, minimum pitch and longevity between manufacturers. Natural slates vary in origin and thickness. A reputable contractor should be able to tell you the specific product they are proposing and why it suits your roof pitch and situation. "Concrete tiles" or "slate" is not enough detail.
For pitches below about 22.5 degrees, some standard interlocking tiles are not appropriate without additional precautions. If your extension roof has a shallow pitch, make sure the contractor confirms the tile or membrane is rated for that pitch.
When old tiles and felt come off, the rafters and any boarding beneath are exposed. A thorough contractor will inspect these before progressing and will tell you if any timber needs replacement. Some problems are only visible once the old covering is stripped, but a good roofer will give you an honest assessment of the risk before the job starts based on what they can see during the initial survey.
Ask specifically: what happens if you find rotten timber once the roof is stripped? Will you tell me before doing additional work, and will I receive a separate price for that work? Any reputable roofer should answer yes to both.
If your roof has a chimney, any walls it meets, or a parapet, it needs flashings. Lead is the standard material. Ask whether the flashings are included in the quote, or whether they are priced separately. A quote that does not mention flashings at all on a house with a chimney is incomplete.
Similarly, ask about fascias, soffits and gutters. These often need replacing at the same time as the roof covering, and it makes sense to do them while the scaffold is up. If the contractor has not mentioned them, ask whether they have inspected them and what condition they are in.
Stripping an old roof generates a significant amount of waste. Broken concrete or clay tiles, old felt and battens all need to go somewhere. Skip hire and licenced disposal are legitimate costs and should appear in the quote. If they do not, ask. Some contractors load old materials into a skip that is not licenced for the waste type, which becomes your problem if you own the property. A clear line item for waste removal is sensible to ask for.
Almost all roof replacements require scaffold, and it is a significant cost. On a standard two-storey detached house, scaffold can run to £1,000-£2,000 depending on the footprint and access. It should be in the quote as a separate line. Scaffold should be erected by a qualified scaffolder and should have toe boards and guard rails that comply with the Work at Height Regulations. It is reasonable to ask who is providing the scaffold and to confirm it will be inspected before work starts.
Typical costs for a new pitched roof in the UK currently range from around £4,000-£6,000 for a small terraced house in concrete tiles up to £20,000 or more for a larger property in natural Welsh slate. The material choice, roof complexity, scaffold requirements and condition of the existing structure all affect the final figure. Flat roof extensions in EPDM or modern felt typically run at £70-£120 per square metre installed.
Getting three itemised quotes is standard advice, but make sure all three are quoting to the same specification. If one quotes a breathable underlay and another quotes a cheaper non-breathable felt, the lower price does not represent better value.
Concrete interlocking tiles are the most common choice on post-war housing and suit most standard pitches. They are widely available, durable and straightforward to source for future repairs. Natural Welsh slate is the premium option, longer-lasting and lighter, but costs more in both material and laying time. Clay plain tiles give a traditional appearance and are often specified where appearance or planning conditions require them. Fibre cement slates offer a slate-like look at a lower cost than natural slate and work well on pitches that suit them.
Modern reinforced felt and EPDM rubber are both reliable flat roof systems when correctly installed. EPDM is a single-ply synthetic rubber membrane that handles temperature change well and produces few seams on small roofs. Modern felt is a multi-layer heat-welded system that is well understood and widely used. Both need adequate falls to drain water away. If a flat roof sits level rather than sloping slightly toward the outlet, it will pond water regardless of which membrane is on top.
Timber fascia and soffit boards rot from behind before showing obvious damage at the front. Gutters attached to failing fascias pull away and allow water to run down the wall face. Replacing fascias, soffits and gutters in uPVC while scaffold is already up for a new roof is far more practical than returning to the job a year later. If you are getting a new roof and the roofline has not been inspected as part of the quote, ask specifically about its condition.
From Ely we cover Soham and the surrounding area including Stretham, Haddenham, Sutton, Witchford, Wilburton and Littleport, as well as Ely itself and places further afield including Newmarket, Cambridge, March and Prickwillow. Call us to arrange a roof survey and a proper itemised quote for your new roof.
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Call any time. Calls are answered day and night and passed straight to our roofers.
