Norfolk
Full roof replacement in King's Lynn
Pantile, plain tile and slate re-roofs across PE30 and PE34, priced fixed after a survey.
Most roofs we strip in King’s Lynn are original clay pantiles that have simply run out of nib. The tile itself is usually sound, and the battens and felt underneath are not. That distinction is worth money to you, so it is the first thing we check and the first thing the quote separates out.
Re-roofing across King’s Lynn
We work on everything from the Victorian terraces off the London Road to the post-war semis on the Gaywood and Fairstead estates and the newer detached housing out at South Wootton. A straight strip and re-cover on a semi is usually four days on site plus the scaffold. A full re-roof with new rafters, valleys and a stack takes longer, and we will say so before you commit rather than after.
Keeping the pantiles
Where the existing pantiles are sound we set them aside, re-felt and re-batten, and re-lay the same tiles with new ones only where they have broken. It matches, it is cheaper than buying a roof, and in the conservation area around the old town it is often the only option the council will accept.
What the price includes
- Scaffold to every elevation that needs one, hired for the whole job
- Strip, skip and disposal
- Breathable membrane and treated battens throughout
- Dry ridge and dry verge, mechanically fixed rather than bedded in mortar
- New lead to valleys and the chimney, in code 4 or code 5
- A 15 year guarantee, printed on the invoice
Recent work near King's Lynn
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Full roof replacement in King's Lynn: common questions
How much is a new roof in King's Lynn?
A straight strip and re-cover on a three bed semi is usually £7,500 to £11,000 including scaffold. A larger detached roof with new leadwork and a stack runs higher. You get a fixed number after the survey, not a range.
Do I need planning permission to re-roof?
Not for a like-for-like re-cover. If the property is listed or in the King’s Lynn conservation area, changing the tile type or the roof line does need consent, and we will tell you before you order anything.
How long does the scaffold stay up?
For the whole job plus a few days either side. It is in the quote, so an overrun on the scaffold is our problem and not an extra line on your invoice.
What our customers say
"Re-roofed our semi in Gaywood. Quoted £8,900 including the scaffold and that is exactly what we paid. Found a rotten wall plate on day two, rang me from the roof with a photo and gave me a price for it before touching it. Rare."
"Ridge came off in the January gale. Rang at nine, somebody was here by two and it was sheeted before the rain came back. Proper repair done the following week."
"Paid for the survey because I had two roofers telling me I needed a new roof. Report came back saying the roof had another ten years in it and the actual problem was the chimney flashing. Cost me £180 to save several thousand."
"Very good work on the flat roof over the kitchen and a fair price. Only reason for four rather than five is we waited about three weeks to get started, though we were told that up front."
"Our place at Heacham is about as exposed as it gets. They specified stainless fixings and clipped the whole perimeter, explained why, and it has been through two winters without losing a tile."
"Chimney repointed on a listed house on the North Brink. Used lime mortar without me having to ask, which is more than the last lot did. Conservation officer was happy."
Ready to get started?
Tell us about your project and we'll be in touch.
