Flat roofs need the right system and quality installation to perform for years without leaking. We install and repair felt and EPDM rubber flat roofs on extensions, garages and outbuildings in Bury St Edmunds and nearby areas including Newmarket.
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Flat roofs appear on everything from Victorian bay window returns to modern single-storey extensions and garages. They are a practical and cost-effective covering when they are correctly installed and maintained. The reputation flat roofs have for leaking largely comes from older mineral felt systems that were not detailed well or have simply reached the end of their service life. Modern materials and installation methods have changed that picture considerably.
If you have a flat roof on a property in Bury St Edmunds or the surrounding area - including nearby Newmarket - and it is leaking, blistering, pooling water or simply overdue for attention, getting it looked at before winter is the sensible course of action.
Not every flat roofing material suits every situation. The right choice depends on the size of the roof, the budget, the building it sits on and what access is available. We work with the two systems that make the most sense for domestic flat roofs in this area.
Torch-on felt, also called high-performance felt or SBS modified bitumen, is a significant step up from the traditional three-layer mineral felt that covered most mid-20th-century flat roofs. The modern layered felt systems are far more flexible and resistant to the expansion and contraction that causes older felt to split at seams and around upstands. A properly installed torch-on felt system using quality materials typically lasts 15 to 25 years.
Felt is often the practical choice where budget is a priority, or where the roof is a simpler shape without a lot of penetrations - pipework, skylights or upstands - that complicate detailing. The main maintenance requirement is keeping the surface clear of debris, particularly leaves blocking outlets, and checking the upstands and flashings periodically.
EPDM (ethylene propylene diene monomer) is a synthetic rubber membrane that has become widely used on domestic flat roofs. It comes in large sheets that are bonded to the deck, which means far fewer seams than a felt system - and seams are where flat roof leaks most often start. EPDM handles a wide temperature range without cracking or becoming brittle, which matters given the temperature swings a roof sees through the year.
A correctly installed EPDM roof on a residential extension or garage can be expected to perform for 30 to 50 years based on the established track record of the material in the UK and elsewhere. It suits roofs with more complex geometry or multiple penetrations because the membrane can be cut and bonded around details without creating weak points. EPDM is also relatively light, which can matter on older structures where additional loading is a concern.
Key differences between the two main systems:
Not every flat roof problem requires a full replacement. Localised damage - a split in the felt, a lifted seam, a failed upstand or a cracked flashing - can often be repaired if the rest of the membrane is still sound. The difficulty with flat roof repairs is finding the actual source of water entry. Because water can travel across the membrane before finding a way through, the point where it appears inside is rarely directly below the fault. A proper inspection involves checking the full surface, all upstands, all penetrations and the condition of the deck below.
Common flat roof problems include:
Where deck rot is found, it needs to be addressed properly. Laying a new membrane over a rotten or soft deck will not produce a lasting result - the new surface will move and split as the deck continues to deteriorate beneath it.
Flat roofing in Bury St Edmunds is generally priced by the square metre plus the cost of any upstand, flashing and drainage work. Typical UK ranges at the time of writing:
A garage flat roof of around 15 square metres would typically cost £750 - £1,200 for a felt replacement or £1,050 - £1,500 for EPDM, before any additional decking work. An extension roof of 25 to 40 square metres will sit proportionally higher in those ranges. These are guide figures only - complex rooflines, access restrictions and the condition of the existing structure all affect the final price.
The most important factors in a flat roof's performance have nothing to do with which membrane is on top. They are the fall of the deck (a minimum of 1:80 is needed to shed water reliably, and steeper is better), the condition and rigidity of the decking boards, the quality of upstand formation around the perimeter and any penetrations, and the drainage details. A flat roof installed without adequate fall will pond water regardless of how good the membrane is.
Before any new covering goes down, the deck should be checked for movement, rot and moisture. Any soft or damaged boards need replacing. The membrane should then be installed to the manufacturer's specification, with upstands taken at least 150 millimetres up any abutting wall, and all penetrations - soil pipes, flue terminals, rooflights - properly dressed and sealed.
When getting quotes for flat roofing work, it is worth asking specifically about the specified fall, what will happen to the existing deck, and how upstands and edges will be finished. These details are where the difference between a roof that lasts and one that leaks within a few years is decided.
We carry out flat roofing work in Bury St Edmunds and the surrounding towns and villages, including Newmarket. Properties in this part of Suffolk vary widely in age and style, and we work on all of them.
EPDM flat roofs in Bury St Edmunds typically cost £70 - £100 per square metre installed, making a standard garage or small extension roof a realistic project for most budgets. Call us to arrange a site visit and get a clear price for your specific roof.
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Call any time. Calls are answered day and night and passed straight to our roofers.
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