Fakenham Roofers installs and repairs flat roofs on extensions, garages, and outbuildings for homeowners in Swaffham - and we know a leak never arrives at a convenient moment.
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A flat roof covers an almost-level surface - most often a single-storey rear extension, a garage, a bay window top, or an outbuilding. It works by keeping water off the structure through a continuous waterproof membrane, rather than the steep pitch that sheds water quickly on a tiled roof. Because the surface is relatively flat, good drainage and an intact membrane matter enormously. Any gap, lift, or blockage can let water sit against the surface or find its way into the structure beneath.
When a flat roof is installed or replaced properly, the work involves stripping the old covering, inspecting the deck for rot or damage, replacing any compromised boards, and laying the new membrane with all the upstands, edge trims, and flashings that seal it against adjoining walls and gutters. These details are what separates a flat roof that lasts from one that leaks within a few years.
The standard covering on domestic flat roofs for many years was three-layer mineral felt. It worked, but typically for only ten to fifteen years before UV exposure and thermal cycling caused it to blister and crack. Modern materials perform much better. EPDM rubber membrane is now the preferred system for most domestic flat roofs - it is a single-ply sheet, flexible in cold weather, resistant to UV, and when properly bonded and detailed can last thirty or more years. Torch-on polymer-modified felt is a middle-ground option that also significantly outlasts old mineral felt and is suited to some roof shapes and sizes.
Typical costs for flat roof installation in the region run from around £70 to £120 per square metre fully installed. A garage of around 15 square metres might be in the range of £1,100 to £1,800, while an extension of 25 to 30 square metres is more typically £1,800 to £3,500. These ranges depend on the system, the deck condition, and the complexity of the flashing details - a proper quote requires a physical survey.
A leak from a flat roof into the room below can cause a lot of damage very quickly, particularly to plasterboard ceilings and timber joists. The moment you notice water coming through, there are a few immediate steps that will limit the damage while you wait for professional help.
This is where the most well-intentioned homeowners can make things worse. A flat roof leak feels urgent, and the temptation to get up there and sort it out is understandable. But there are several things that should be avoided before a professional arrives.
Flat roofs look stable but are not always. Old decking that has taken on water can be soft or even partially rotted in patches that are not visible from the surface. A person's weight on a compromised section of deck can cause it to fail suddenly. Unless you have a specific reason to believe the deck is sound - and the relevant experience to assess that - stay off the roof. Falls from flat roofs cause serious injuries every year.
If you do need to go up for any reason - to clear a blocked drain that is causing immediate flooding, for example - use a proper roof ladder or crawl board to spread your weight, and never go alone.
Aerosol foam, flexible sealant, and waterproof tape are sold as emergency roof repair products, and they can temporarily slow a leak. They are not a substitute for a proper repair. Foam applied to a wet surface will not bond correctly and will fail quickly. Sealant applied over a cracked flashing will not address why the flashing cracked or moved. These products can also make a permanent repair more difficult by contaminating the surface that a roofer needs to bond or prime. Use them only if a roofer genuinely cannot attend for several days and the leak is causing urgent damage - and be clear with the roofer about what you have applied.
EPDM and torch-on felt both require specific adhesives, primers, and techniques to bond correctly. Lifting a section of membrane that has partially pulled away and sticking it back down with general-purpose adhesive will not create a waterproof join. It may also damage the membrane further. The correct adhesive for EPDM contact bonding, for example, requires both surfaces to be clean, dry, and primed before application - conditions that almost never exist on a wet or damaged roof.
A good roofer will inspect the whole roof, not just the area directly above the damp patch inside. Water travels along deck boards and joists before it drips through, so the entry point is often not where the damage appears. They will check the membrane surface for splits, blisters, and punctures; the flashings and upstands for gaps or movement; and the outlets and gutters for blockages that have caused water to back up.
Once they know what has failed and why, they can tell you whether a targeted repair is appropriate or whether the membrane has reached a point where full replacement is the better option. A roof that has had multiple failures in a short period, or one where the deck is found to be wet and soft beneath, may need a complete strip and re-deck before a new membrane is laid.
A proper repair addresses the cause of the failure - not just the symptom. If a flashing has pulled away because the mortar behind it has failed, the right repair includes re-pointing the mortar joint, not just re-sealing the flashing face. If a membrane has split at a corner because the original installation left an air pocket at the fold, the right repair involves cutting back to sound material and bonding a correctly formed patch - not simply applying tape over the split.
Ask the roofer to explain what caused the failure and what the repair involves. A clear answer is a good sign. A roofer who is vague about the cause or who proposes a fix without explaining why the failure happened is less likely to give you a repair that holds.
We are based in Fakenham and carry out flat roof repairs and installations for homeowners in Swaffham and the surrounding area, including Fakenham and nearby villages. If you have a leak or a roof you are concerned about, call us to arrange a survey. We will inspect the full roof, explain what we find, and give you a clear breakdown of the work and cost before anything is agreed.
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Call any time. Calls are answered day and night and passed straight to our roofers.
