Fakenham Roofers installs and repairs flat roofs on extensions, garages, and outbuildings across Docking, using modern EPDM rubber systems that outperform old felt by a considerable margin.
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A flat roof is not truly flat. It is laid to a very shallow fall, typically between 1:40 and 1:80, so that rainwater drains to a outlet or a gutter rather than sitting on the surface. When that fall is lost, or when the membrane cracks and lets water underneath, the roof begins to fail. Understanding what causes these problems helps you catch them early, before they turn into a damaged ceiling or a rotten deck.
Flat roofs are found on rear extensions, detached garages, outbuildings, lean-tos, and some commercial premises. They are a perfectly sound choice when specified and installed correctly, but they need a different kind of attention to a pitched slate or tile roof.
Many flat roof problems are visible from ground level or from an upstairs window. You do not need to climb onto the roof to notice the early indicators. Look for these:
Flat roof failures rarely happen without a reason. Understanding the cause matters, because patching a symptom without fixing the cause means the problem comes back.
Traditional three-layer felt roofs were the standard for decades and they have a finite life. Most felt roofs last 10-15 years before the top layer starts to crack and the bitumen becomes brittle. Cold winters and hot summers accelerate this process, as the material expands and contracts repeatedly. Once cracking starts across the surface, patching each individual crack is a short-term fix at best. At that stage, a full replacement with a modern system is the better investment.
A common problem is incorrect or insufficient fall built into the roof at construction. If a flat roof was built with no meaningful slope, water will always pond in the lowest point. This is not something you can fix with a new membrane alone - the deck and sometimes the joists beneath need to be adjusted. A roofer should identify this at survey stage before quoting for a simple re-cover, otherwise you end up with an expensive new membrane that still ponds water.
Another installation issue is inadequate edge detail. The perimeter of a flat roof must be finished with a proper drip edge or fascia trim so that water runs clear of the fascia board and into the gutter, not behind it. Missing or poorly fitted edge trim is a reliable route to fascia rot and damp ingress.
A flat roof outlet - the drain point where water leaves the roof - needs to be kept clear of leaves, debris and moss. An outlet covered by a leaf guard that has not been cleaned will back up in heavy rain. The outlet also needs to be large enough for the roof area it serves. A very large flat roof with a single small outlet will always struggle to clear water fast enough in a downpour. Check your outlets at least twice a year, in autumn when leaves fall and in spring.
All building materials move with temperature changes. A flat roof membrane expands in summer heat and contracts in winter cold. If the membrane is adhered to a deck that does not move at the same rate - for example, a concrete deck versus a rubber membrane - stress builds up at the fixing points and seams. This is why modern EPDM rubber systems are specified: EPDM has a very high tolerance for temperature movement and is far less prone to cracking under thermal stress than mineral felt.
Flat roofs are sometimes used as an accessible surface - for maintenance of a dormer above, for example, or to clean gutters on a neighbouring pitched roof section. Every time someone walks on a flat roof without proper access equipment, there is a risk of puncture or damage to the edge detail. EPDM can tolerate careful foot traffic better than old felt, but any flat roof should be walked on as little as possible and only with soft-soled shoes.
This is the question homeowners in Docking and the surrounding villages ask most often. The answer depends on what the survey shows. A single localised leak with a sound deck and a membrane that is otherwise in good order can often be repaired. But if the deck is wet and soft in more than one area, if the membrane is cracked across a wide section, or if the roof has been patched several times already, a full replacement is almost always cheaper over five years than repeated patchwork.
A full re-roofing job on a typical single-garage flat roof using EPDM rubber typically costs in the region of £800 to £1,500, depending on size, deck condition and access. A rear extension flat roof covering 20-30 square metres might cost £1,500 to £3,500. These are indicative figures - the actual price depends on what is found when the old membrane comes off.
EPDM rubber membrane is the system we use for the vast majority of flat roof installations and replacements. It is a single-ply rubber sheet bonded to the deck with specialist adhesive. EPDM is flexible, handles temperature extremes well, and when properly installed it is a low-maintenance surface. Manufacturers typically rate EPDM membranes for 20-30 years of service life, though actual longevity depends on how well the installation is carried out and whether the drainage is correct.
Traditional torch-on felt - a multi-layer bitumen felt applied with a gas torch - is still a valid option for some jobs, particularly repairs or smaller areas where EPDM may not be the most practical choice. Its lifespan is shorter than EPDM but it is widely understood and repair work is straightforward.
Before agreeing to any flat roofing work, ask the roofer to explain what they found on the deck when they inspected it, what system they are specifying and why, and what will happen to the existing membrane and any rubbish from the job. A roofer who cannot answer these questions in plain terms, or who wants to start without getting onto the roof first, is not someone you want working on your property.
If you have noticed any of the warning signs above on a flat roof in Docking or nearby, call us to arrange a roof survey so we can tell you exactly what is happening and what it will take to fix it properly.
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Call any time. Calls are answered day and night and passed straight to our roofers.
