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Verified Pro

Britannia roofline

0 review(s)
Offers services in LIVINGSTON
Hello I’m newly joined member of leadsdowork hence why I have little/no reviews available on this site I have 15 years ex...
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Mcculloch roofing

1 review(s)
Offers services in LIVINGSTON
We offer a wide range of roofing work from a single slate to a new roof flat roofing work undertaken in the latest Firesto...
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FRBS are a trusted, professional family roofing company with over 30 years experience in the trade. We focus on providing ...
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Mccallum contracts

0 review(s)
Offers services in LIVINGSTON
We are a small sized family run enterprise covering edinburgh , stirling . And surrounding areas - stonemasonry - tim...
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A.m property maintenance

0 review(s)
Offers services in LIVINGSTON
Small family run business, established in 2014 in bellshill we cover all aspects roofing roughcasting external painting la...

Recent Roofer Enquiries

02 Jul

Roofing | Pitched | Repair

Edinburgh - EH54

Enquiry from: ANDY C

Start Date: Immediate

I have a pitched concrete tile roof on a bungalow, approximately 32 square metres in area, where (I THINK) roof tiles were incorrectly nailed through the breathable membrane by builder years ago. This...

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26 May

Roofing | Pitched | Replacement (Partial & Full)

Edinburgh - EH54

Enquiry from: Alexander D

Start Date: Immediate

Customer made an online enquiry for Tile Roof replacement via one of our websites. Confirmed via /phone. Please call to arrange an appointment to quote.

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18 Apr

Roofing | Flat | Replacement

Edinburgh - EH54

Enquiry from: Fiona W

Start Date: Immediate

New roof on garage, cheapest option!

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06 Feb

Roofing | Pitched | Repair

Oakbank - EH53

Enquiry from: David T

Start Date: Less than one month

roof ridge need fixed/replaced after damage during storm are you the property owner: owner of the property property type: terrace property age: 1930-1970 how many bedrooms: 1-2 rooms roof height: 2nd ...

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28 Jan

Roofing | Flat | Repair

Edinburgh - EH54

Enquiry from: Geoff R

Start Date: Immediate

quote to repair wind damage to flat roof. felt ripped off and hanging down are you the property owner: owner of the property property type: terrace location of roof: other property age: unknown curren...

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24 Jan

Roofing | Pitched | Replacement (Partial & Full)

Edinburgh - EH54

Enquiry from: Christine S

Start Date: Immediate

We need a roof replacement

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19 Jan

Roofing | Pitched | Replacement (Partial & Full)

Edinburgh - EH54

Enquiry from: Emma L

Start Date: Immediate

customer is looking for quotes for tile roof replacement from pros around edinburgh. please call to arrange appointment to discuss are you the property owner: owner of the property property type: deta...

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31 Oct

Roofing | Flat | Replacement

Edinburgh - EH54

Enquiry from: John M

Start Date: Immediate

Complete lockup roof removal and replacement, the current roof has collapsed in at one side.

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27 Feb

Roofing | Pitched | Repair

Edinburgh - EH54

Enquiry from: Alison E

Start Date: Immediate

A conservatory roof panel has blown out. Can you repair it?

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08 Feb

Roofing | Pitched | Repair

Oakbank - EH53

Enquiry from: Will K

Start Date: Immediate

Dry ridge kit fitted 4.5 metre long New breather membrane and lead work carried out.

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31 Jan

Roofing | Pitched | Repair

Edinburgh - EH54

Enquiry from: Roy C

Start Date: Immediate

Replace roof cracked tile

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26 Jan

Roofing | Commercial

Edinburgh - EH54

Enquiry from: Tas C

Start Date: Immediate

Gutter to rear of building is in need of repair. Existing outlet has deteriorated through time. Existing outlet will need to be removed, and new box possibly needed? Central gutter which runs throu...

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22 Jan

Roofing | Pitched | Repair

Edinburgh - EH54

Enquiry from: Gerry H

Start Date: Immediate

At the corner of the food near drain ,tiles need replaced, letting in water to building

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22 Jan

Roofing | Pitched | Repair

Edinburgh - EH54

Enquiry from: Allann W

Start Date: Immediate

Sun Tunnel Lead Sun Tunnel Lead Sun Tunnel Lead Sun Tunnel Lead Sun Tunnel Lead

storm damaged. a roofing panel at the end of the roof has shifted. conservatory is not watertight. require quote to repair are you the property owner: owner of the property property type: semi detach...

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12 Dec

Roofing | Flat | Repair

Oakbank - EH53

Enquiry from: Gillian M

Start Date: Immediate

Water patches have appeared on ceilings of two rooms (flat extention roof above)

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09 Dec

Roofing | Flat | Replacement

Edinburgh - EH54

Enquiry from: Omer O

Start Date: Immediate

Sun Tunnel Lead

hi l omer i bought a new house for myself. i want to renew my roof. can you make an appointment to survey about this? i want to get quotes adrees 6 carlyle court livingston *** kind regards omer email...

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01 Dec

Roofing | Flat | Repair

Oakbank - EH53

Enquiry from: Kevin M

Start Date: Immediate

we have a flat-roofed extension on our house, and there is a small leak getting through to the ceiling below. i think it's some kind of felt up there like you would get on the roof of a garage.

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27 Nov

Roofing | Pitched | Repair

Oakbank - EH53

Enquiry from: KYLE L

Start Date: Immediate

inspection of roof that has caused a leakage into a bedroom .

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16 Nov

Roofing | Pitched | Repair

Edinburgh - EH54

Enquiry from: Alastair C

Start Date: Immediate

Valley is leaking between main roof and short section outwards above landing, 6 tiles length, pointing replacing ?

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28 Sep

Roofing | Pitched | Replacement (Partial & Full)

Edinburgh - EH54

Enquiry from: Dougie S

Start Date: Less than one month

customer has a roofing project they are looking to have done, specially they want quotes for tile roof replacement. they are unsure of options so would like to discuss with a roofer.confirmed interest...

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How much do Roofer services cost?

How much do Roofers cost? Costs for Roofers in 2025 can be very different depending on the kind of work that you want to have actually performed in your residence. It's the question we get asked a great deal "how much do Roofers charge?". It's often very good to have an idea of how much a Roofer are going to likely charge for their assistance. Prices will most likely fluctuate based on the materials and also the tradesman picked. The table shows the kinds of task that Roofers generally do as well as the standard cost series of these tasks. Some projects take longer to complete than others so costs do fluctuate by task.

View our Roofer cost guide View our Roofer advice

The average price
of a Roofer in Livingston is:

£10,738

Roofer job Roofer cost in 2025
Velux windows in Livingston £838-£13,018
Tile or slate roofing in Livingston £5,750-£13,450
Flat roof in Livingston £1,938-£8,938
Commercial roofing in Livingston £2,375-£5,375
Flat roof repair in Livingston £1,750-£126,150
Gutter cleaning in Livingston £75-£115
Tile roof repairs in Livingston £3,669-£12,759
Chimney sweeping in Livingston £75-£115
Roof cleaning in Livingston £1,480-£2,220
Sun Tunnel in Livingston £850-£13,000

Related Roofer searches in Livingston

Roofer FAQs

What is the best commercial roofing material?
The best commercial roofing material for your building will depend on the size and type of roof you have as well as your budget. A lot of commercial buildings have flat roofs, but some have pitched roofs. These days, flat roofs are almost flat, but are usually built on a small slope so water can drain effectively. Pitched roofs are much steeper and are made using tiles or shingle. Our top choices for commercial flat roofs would be fibreglass or EDPM rubber. Both of these materials will set you back around £80-110 per square metre, making them some of the most expensive flat roof materials, but they’re strong and durable. A fibreglass roof consists of a cut glass fibre mat that is pressed on the roofing frame, then resin is poured and rolled over the roof before a topcoat is applied. An EDPM roof involves laying an EDPM rubber membrane on the roof surface then gluing it down and coating it with a contact adhesive. For pitched commercial roofs, our top material would be concrete tiles or metal. Concrete tiles will set you back anywhere between 40p and £2.90 per tile and they’re long-lasting and fire-resistant. However, they are heavy and can be susceptible to high winds. Metal roofs have been used for over 50 years and today’s modern systems are extremely strong and allow for structural or thermal movement. Aluminium roofs will cost between £40-75 per square metre, plus installation. These days, flat roofs are almost flat, but are usually built on a small slope so water can drain effectively. Pitched roofs are much steeper and are made using tiles or shingle. Our top choices for commercial flat roofs would be fibreglass or EDPM rubber. Both of these materials will set you back around £80-110 per square metre, making them some of the most expensive flat roof materials, but they’re strong and durable. A fibreglass roof consists of a cut glass fibre mat that is pressed on the roofing frame, then resin is poured and rolled over the roof before a topcoat is applied. An EDPM roof involves laying an EDPM rubber membrane on the roof surface then gluing it down and coating it with a contact adhesive. For pitched commercial roofs, our top material would be concrete or clay tiles. Concrete tiles will set you back anywhere between 40p and £2.90 per tile and they’re long-lasting and fire-resistant. However, they are heavy and can be susceptible to high winds. Clay tiles cost as little as 50p to £2 each and can last over 50 years, but they are heavy so if your commercial roof isn’t already, it will need to be reinforced.

How to remove a Velux window?

It’s relatively simple to remove a Velux window, whether it’s Velux-branded or is another brand of roof window. Here is a breakdown of the steps you’ll need to take to remove a roof window:

  1. Remove the sash (opening part) from the roof window frame. Usually there are screws in the hinges to loosen or a button to press and lift out.
  2. Next, remove the tiles or slates from around the window frame along with the flashing.
  3. Unscrew all the brackets around the window frame and lift out the frame.

It’s that simple! You can do all of this from inside your home – there's no need to climb on the roof. Removing the glass pane from a Velux window, for example if it has blown, is a more difficult job and should be left to a professional. It involves removing the sash from the roof window frame and then removing the surrounding parts of the sash to lift out the sealed unit. They will then place the new glazed unit into the sash frame before securing all the parts back onto the sash and fitting it back into the roof window frame.

How to slate a roof?

One of the most popular choices for roofing materials are roof slates. There is a number of advantages that a roof slate has, hey can be aesthetically pleasing, they can also increase the potential selling value of the house and many more. Slate is a sturdy and resilient material that delivers waterproofing physical characteristics to a pitched roof. Unlike other roof materials which absorb water slates do not. Therefore, slate is the most resistant towards freezing and water damage.

Find out the pitch of your roof

Before beginning with the fitting procedure, you need to figure out the pitch of your roof. The roof pitch commands how much overlap is essential with each slate. This has been made a lot easier than the early days with the advancement of technology.

Find out the required overlap

Once you’ve found out the exact pitch of your roof accurately, take a look at the slate producer’s description. Each manufacturer will propose the obligatory overlap in order to form a firm and safe slate roof.

Roll out the roof membrane

Firstly, guarantee your joists or trusses are clean of any sheards or old nails that could harm the membrane. You will now have to roll the chosen roofing membrane along the roof trusses. It is always wise to start from one of the bottom corners and keep rolling it along to the other corner.

Secure the roof membrane

Once the membrane has been moved out, use thump nails to protect one edge. You will now have to pull the membrane taut and carefully fix it into position. Do this before adding any nails across the membrane at points of intersection with the trusses for extra stability.

Batten placement

This is done to find the proper assignment of the battens. For this, you will need two full-sized slates along with an under eaves slate. Carefully position the battens on the top of the roof on the top of the overlay. Make sure not to fix them down since it will be easier to move them around and make any adjustments.

Do you need planning permission for a Velux window?

In general, no – you don’t need planning permission for a Velux window. The Planning Portal says that you don’t need to apply for planning permission to install a roof window if the following conditions are met:

  • A roof window must not protrude more than 150 millimetres above the existing roof plane
  • No roof window or any other alteration can be higher than the highest part of the roof or stand out above the roof ridge
  • Side-facing windows must have obscure glazing to protect privacy of neighbours and, if they open, they must be 1.7 metres above the floor of the room in which they are installed

You don’t need to apply for planning permission for a roof window because they are covered under permitted development rights. However, if you’re a leaseholder or you live in a building where your local authority has made an Article 4 Direction, you will have to apply. Usually, an Article 4 Direction is made when you live in a conservation area where any external home improvements could affect the character and look of the area. Luckily, there are special Velux windows that are designed to be more likely to be accepted by your local planning authority. They’re called conservation windows and, although there’s still no guarantee that they will be accepted, they are designed to look more traditional. Even if you don’t need planning permission for your roof window, you still need to follow any relevant building regulations for your local authority. The most important parts for Velux windows are section J and section L of building regulations, which refer to energy efficiency, thermal insulation and fire protection.

How to open Velux windows?

If you’ve never had Velux windows before, you might be wondering how to open them. If you’ve got very high ceilings and your roof windows are set high up in the pitch of the roof, you might not even be able to reach them. So how do you open them in this case?

When Velux windows are installed so high that they’re out of reach, the installers will often recommend that they install an electric switch for you to open and close your windows. They often come with a rain sensor, so you don’t need to rush up to the top of the house if there’s a sudden downpour – they will close automatically. You can also choose to have a remote so you can open and close your roof windows wherever you are in the room.

If you don’t have an electric switch, but you still can’t reach to open and close your Velux windows, you should be supplied with a telescopic pole when they’re installed. If you weren’t or you’ve moved into a home with roof windows and there isn’t one, you can buy them online. They have a hook on the end and can be extended to the correct length so you can hook it over the handle of the window and pull or push to open it.

If you’ve got a top-hung Velux window that can also be opened in a centre-pivot position, it’s easy to switch between the two. Simply ensure the window is completely closed before you start, then open the handle up – but don’t push it out. Then pull the vent bar down until the sash is rotated 180 degrees. Then secure the position by sliding the barrel bolts into the holes at either side of the bottom of the frame. Easy!

how much to replace a flat roof?

How Much To Replace A Flat Roof

There’s no straight answer to this question. However, the average cost lies within the range of £1000 to £5000. This range may look too wide but the price is greatly influenced by a number of factors which is capable of making the price increase or decrease. Some of the factors affecting the cost of flat roof coverings and replacement include: the type of flat roofing system and materials you want, the area size of the flat roof in M2, the project’s location, the roofing company to be used, the ease at which to reach the roof, cost of removing the old flat roof as well as cost of removing the other waste.

Although there are many factors to be put into consideration but the most crucial factor is the size of the house or the area size of the flat roof in M2. for instance, a one bedroom apartment’s flat roof will have a price between £1500 to £3000. This is, however, with the assumption that the flat roof is going to be used as the main roof of the house. But if you’re only using it for a section of the house like your garage, the price could range between £700 to £1000

There four commonly used types of flat roof materials which includes fibreglass, felt, rubber and lead. If you need a felt roof, for example, the price is between £40 to £70 per m2. And in the same tone, a metal roof will generally cost more than a a flat roof made from rubber.

Another important factor we’ll discuss is the labour or the roofing company to be used. Different roofing companies will charge different prices. As a result, you should carefully compare the prices of the companies in order to get a great deal.

How much does it cost to replace a commercial flat roof?
If your commercial flat roof needs replacing, how much it costs will depend on how big the roof is and what you want it to be made from. Lots of commercial flat roofs are made from felt or asphalt, but people are also beginning to turn to materials like EDPM rubber and fibreglass. Flat roofs can last a long time, but if it’s been 20 years or more since you had it replaced or inspected, it might be time for a new one. If a roofer inspects it and finds lifting, flashing problems, sagging or lots of blisters, it’s probably time to replace your flat commercial roof. So how much does it cost to replace your commercial flat roof? The average cost is around £4,500, but it could be much less or much more. It depends on how big your roof is and what material you choose. Felt is the cheapest material you can use for your commercial flat roof, at around £40-70 per metre squared, while a lead bay roof will cost the most at £90-110 per square metre. EDPM rubber and fibreglass roofs are being used more and more because they’re so durable, and they will cost between £80 and £110 per square metre. It might be worth spending a little more upfront to get a stronger and longer-lasting commercial flat roof.

How to install commercial rubber roofing?

How you install commercial rubber roofing is similar to fitting it on a residential property, except that the area that’s covered is likely to be bigger. With commercial properties, you should always leave any maintenance and repair works to the professionals – whether you own or lease the property, you could invalidate any insurance if you try to install rubber roofing yourself. We’ll outline the steps roofers will take when installing rubber roofing on a commercial property.

Firstly, the installers will remove any existing coverings and clean and dry the surface thoroughly. This is vital in ensuring that the rubber will stick. They will then unwrap the EDPM rubber membrane and leave it to rest until it’s fully expanded. On a warm day this may take around half an hour.

Next, the roofers will work with half a sheet of rubber at a time and adhere it to the roof surface. They may use a water-based adhesive which they will spread onto the roof in sections, then roll the membrane onto the surface before moving onto the next section. If they’re using a bonded adhesive, they will apply it to both the roof and the rubber and leave it to dry until it’s tacky before extending the membrane.

Once the EDPM rubber is rolled out, the installers will brush the surface with a large broom to get rid of bubbles and provide a stronger bond. Then they will work of the edges, applying adhesive to roof and walls edges, sealing corners and creating watertight seals. They’ll also tidy up any excess membrane and seal all the trims.

As long as it’s installed correctly, your commercial rubber roofing should last you decades without any repairs needed. It’s always best to inspect your roof regularly to spot any damage before it becomes a bigger problem.

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