Flint's roofscape has been formally studied, which means we can be more specific here than guesswork usually allows about what is on your roof and what it will take to renew it.
Most cost guides have to generalise about what is likely to be on your roof. Flint is an exception, because the town's built character has been formally studied, and the findings are directly useful to anyone pricing a re-roof.
Cadw's urban character study of the town records that very few buildings from before 1800 survive, and that Flint is dominated by late nineteenth and early twentieth-century red-brick terraced housing, followed by substantial inter-war estates and then post-war development.
On roofs it is specific: slate dominates, and particularly machine-cut later nineteenth-century slate. It also notes that some inter-war estates used red roofing tiles in preference to slate.
Three things follow from it, and all three affect the price.
Late nineteenth-century terraces are among the more predictable roofs to price. Simple plans, usually a main roof and a rear outrigger with one valley, one or two chimney stacks, and a continuous roof plane running across several houses.
Slate is slower to lay than tile by a wide margin — a slated roof takes several times as many units per square metre and every one is placed and nailed by hand — so the labour is the larger part of the figure.
Two questions specific to a terrace are worth putting to anyone quoting: how the junction where your covering meets the neighbour's will be weathered, and where the scaffold and skip will go if there is no rear access.
More regular roofs, often with red tiles rather than slate, built to a repeating pattern. The consequence is that whole streets reach the end of their roof life together — the fixings, battens and felt are all the same age.
Which creates a genuine saving. Scaffolding, site set-up and waste disposal barely change with roof size, so if an adjoining neighbour is in the same position, doing both roofs in one visit spreads all three.
Flint town centre is one of Flintshire's 32 conservation areas. If your property is inside the boundary, that does not make a like-for-like re-roof a planning matter — putting slate back on a slated roof does not materially affect the external appearance of the building. What it affects is a visible change of covering.
On Article 4 directions we are going to be straight about the limits of what we can tell you. Flintshire County Council does not publish information about them online, so we cannot confirm whether any apply and we are not going to assert a negative. It is a question for the council, and it costs nothing to ask.
Flint is in Wales, and the position is not the same as it is across the border. Planning: section 55 of the Town and Country Planning Act 1990 applies in Wales as well as England, so a like-for-like re-roof is not development at all and needs no permission. But Wales never adopted the 2015 permitted development order that applies in England — it still uses the General Permitted Development Order 1995, as amended.
Building regulations: regulation 23 of the Building Regulations 2010 applies in England and Wales alike. Where more than 50% of the roof's surface area is renewed, or the work forms part of a major renovation, the roof must be brought up to current thermal standards so far as that is technically, functionally and economically feasible. A patch repair does not trigger it, and neither does a roof over unheated space such as a detached garage.
A proper survey, outside and in the loft, and a written quotation you can compare line by line.
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