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Original poster

Flat roof or pitched roof

26 replies

NoviceBuyer2022 · 26/12/2021 00:23

Some search on net has convinced me that flat roofs are bad but then why do people invest in them
Getting confused flat roof or sloped / pitched roof and what is the cost , longevity , pros and cons of these ?
Any advice would be very helpful

OP posts:
CraftyGin · 26/12/2021 00:24

Flat roofs are cheaper initially but are more expensive to maintain.

coogee · 26/12/2021 00:33

Sometimes they are necessary to meet planning height restrictions.

Justcannotbearsed · 26/12/2021 05:21

I’d have gone for pitched if we could on extension but we had to have flat. They need renewed every 10 years or so.

Sunflowergirl1 · 26/12/2021 05:21

Sometimes the extension goes out too far to allow the pitched roof enough gradient. Need a minimum of 13% with special tiles.

However, normal pitched roofs far batter than flat, even with fibreglass coverings. You can have Velux windows with blinds whereas if you have a glass dome in a flat roof , it is more difficult

Agadorsparticus · 26/12/2021 05:40

I'd rather have pitched, flat roofs often have problems which is why it's queried when signing up for home insurance.

Dinosauraddict · 26/12/2021 06:36

If you can have pitched within your design, I would always go for pitched! Agree with a PP that flat is cheaper initially but requires more maintenance, it also often puts off buyers who hear horror stories about unmaintained ones.

LemonViolet · 26/12/2021 06:40

Modern flat roofs should last more than 10 years though, we’ve just had some kind of membrane one done that has a 25yr guarantee (£6k for an area the size of two double garages).

sweetbellyhigh · 26/12/2021 06:54

My house has a flat roof. Built 18 yrs ago, still in excellent condition.

It does depend on how many leaves may be falling and so on, however,

CatkinToadflax · 26/12/2021 13:03

We have a flat roof on our new extension. The house is a rather odd shape, and the angle(s) that the pitch would have to be made it too complicated to do a pitch. We have roof lights within the flat roof and it all looks stunning. The roof is covered in rubber I think - the other option was fibreglass. Flat roofs last a lot longer now than they used to - we were told around 15 years before we’d need to look at re-doing it. I appreciate though that this doesn’t compare with the long life of a pitched roof.

rslsys · 26/12/2021 13:25

My late FiL, who was responsible for the maintenance on several 100's of Council Houses, had a mantra - "There's no such thing as a watertight flat roof".

BackBackBack · 26/12/2021 13:28

Part of our house has a flat roof - we had to have it completely replaced when we moved in, as it was rotten and leaking. We had EPDM rubber which was more expensive but has a 25 year guarantee on it, but roofer said if looked after can last up to 50 years.

wonkylegs · 26/12/2021 13:37

Flat roofs get bad press, generations ago they generally were badly put together and consequently tended to leak more.
However materials have moved on and if properly designed and installed they are absolutely fine (also technically not flat as they have a very shallow pitch)
They are useful in some situations where a pitched roof is not desirable to meet regulations, the situation or the aesthetics.
I'm an architect and in the course of 20+yrs of working I've come across terrible flat and pitched roofs and actually more leaks from badly designed junctions in pitched roofs than modern flat roofs.
There is no blanket rule as to what works best, it's situational.

BluTangClan · 26/12/2021 23:15

I live in a house with a flat roof. I would never buy a house with a flat roof again. However, it's more to do with how it's joined to the neighbours than the actual roof itself. You can have the best roof in the world, but may still be at the mercy of your neighbours inadequate maintenance.
Also they are not as cheap to replace as many people suggest.

Original poster
NoviceBuyer2022 · 26/12/2021 23:41

Thank you for all the advice and experiences.
The house we are looking to move into has a flat roof with ponding and vegetation, leaking included in list of problems .
The road has similar structure in all houses all semi detached with attached garages with flat roof though the road is ending at our side
Now we have to replace the roof but if we go for pitched roof (Which I am inclined to tbh) we have two problems

  1. what is going to be the cost difference between flat roof and pitched roof replacement ? Have been told since it would change scenery of road , it needs planning permission hence an architect with 4 weeks admin delay in getting result Also a delay in renovation of the house then
  2. what are the chances of getting planning permission and does it make sense to put it before exchanging contracts- Know it’s risky but see no way of blocking entire work till then
OP posts:
Original poster
NoviceBuyer2022 · 26/12/2021 23:42

The main house has pitched roof and attached garage has flat roof - to clarify

OP posts:
Sunflowergirl1 · 27/12/2021 07:33

You will probably find the council very sympathetic to a pitched room given their longevity and better aesthetics. Our first extension was held up slightly as planner needed a site visit due to how far it came out at the back saying they didn't normally allow that far. As soon as they realised any shorter would require a flat roof they said they would prefer is didn't have that and approved it for pitched. Gave us another 5 feet!!

Original poster
NoviceBuyer2022 · 03/01/2022 13:56

@Sunflowergirl1
What all or let’s say who all I need if I have to put up a council permission?
Architect? Plans he will draw ?
Does it make sense I do garage conversion or some other change since I have to pay for architect anyway to get council permission- I have a need anyway to move kitchen to a bigger room but was pushing ahead
Or these need to be dealt separately
I have a utility room made by previous owner in 1980 told to be made before planning permission were there

OP posts:
BurgerOnTheOrientExpress · 03/01/2022 15:25

Flat roofs years ago were only laid to a 3-5 degree pitch and were then covered in felt. They were then subject to tearing if anyone stood on them (window cleaners for example). They are now built to a steeper pitch and if you use fibreglass they will last for years.

Aesthetically I prefer pitched roofs, but it depends on the existing building it is being attached to. Your plans will be required to satisfy 2 parties. Firstly the Local Authority Planning Department and secondly the Local Authority Building Control.

Original poster
NoviceBuyer2022 · 03/01/2022 15:54

Sorry slightly new to property since this is my 1st house @BurgerOnTheOrientExpress
So now that I have 2 to handle instead of only planning authority who do I need to bring onboard then who can help me with both getting planning permission and building Reg ( absolutely no clue how building reg will be handled so plz advise)

OP posts:
Sunflowergirl1 · 03/01/2022 16:53

[quote NoviceBuyer2022]@Sunflowergirl1
What all or let’s say who all I need if I have to put up a council permission?
Architect? Plans he will draw ?
Does it make sense I do garage conversion or some other change since I have to pay for architect anyway to get council permission- I have a need anyway to move kitchen to a bigger room but was pushing ahead
Or these need to be dealt separately
I have a utility room made by previous owner in 1980 told to be made before planning permission were there[/quote]
You prob don't need an architect just for a roof.
However, if you have other extensions or remodelling then you might be wise to employ on but get all the plans done together

mobear · 03/01/2022 18:41

We bought a house with a pitched roof extension but we’re going to change it to a flat roof as it feels enclosed and small with a pitched roof. The pitched roof has also nearly reached the end of its life anyway.

pilates · 03/01/2022 18:48

I prefer pitched. I don’t like the look of flat.

Hepbarn · 04/01/2022 14:53

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BurgerOnTheOrientExpress · 06/01/2022 09:25

No one other than the LA can be certain what their requirements will be. However, Sunflowergirl1 has good advice, which is ,go to speak to them. Advice from them is free and if they have fixed rules they wish to apply then they will tell you and you can then make arrangements to have someone document and present them to the LA. I owned a construction company and 90% of the time I would take care of both planning and building regulation requirements. If you don't have a builder you can trust to do this then an architect, structural engineer or construction technician will be an avenue to take. As it is a replacement I would not envisage a problem with planning, however changing to a pitched roof requires a completely new specification including structural, insulation, and ventilation design.

scottishnames · 06/01/2022 17:07

OP In case this helps:

  • planning permission is about making sure that what you build is appropriate/fits in with your neighbouring houses/local area. If any relevant houses are old and listed, or if your neighbourhood is a conservation area, the planners will also want to make sure that any changes or additions that you plan will be in keeping with local rules.

  • building regs are all about the quality and safety of construction. For eg, if you want to convert a loft, they'll want to make sure that the lower walls/joists are strong enough to support the extra weight AND that there is a safe way of exiting the loft in case of fire. They can specify all sorts of things, such as strength of materials and widths/slope of straircases. IME they are very keen on thigs such as fire escapes and fire doors. Very properly so - they want to help save lives.

Both planning and building regulations are administered by your local authority. Your local council's website - or a phone call to their enquiry desk - will help you contact the planning officers and the building control officers.

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