What do flat rooflights involve?
Across the West Midlands, our flat rooflights work covers fixed double or triple glazed rooflights for flat roofs and extensions. Survey first, fixed price second, fitting third.
Industrial and commercial units around Midlands towns often still have their original rooflight sheets, which are due for replacement. Midlands housing is a mix of Victorian terraces, inter-war semis and newer estates, and rear kitchen extensions with flat rooflights are a common upgrade.
Towns in the West Midlands
What you can choose
- Frame colours: anthracite, black, white or RAL
- Integral or fitted blinds
- Solar-control or self-cleaning outer pane
- Rain sensor if paired with an opening unit
- Double or triple glazing
- Slim sightlines from inside — mostly glass, little frame
- Pairs with an opening unit where you also need ventilation
Planning and building rules in England
In England a rooflight on a house is usually permitted development under Class C if it projects no more than 150 mm beyond the roof slope and sits no higher than the ridge. Listed buildings need listed building consent, flats have no householder permitted development rights, and an Article 4 direction can remove the rights in some conservation areas.
Building Regulations Approved Document L sets a limiting U-value of 2.2 W/m²K for new or replacement rooflights in existing homes, measured in the horizontal plane; roof windows need 1.4 W/m²K or a Band B energy rating. The Future Homes and Buildings Standards, published in March 2026, apply from 24 March 2027 and keep the 2.2 W/m²K limit for rooflights.
Guide prices
Prices below are shown including and excluding VAT. In the West Midlands, as elsewhere, making good inside and access equipment are the main variables.
| Option | Guide price inc VAT | Ex VAT |
|---|---|---|
| Large or triple glazed (1500 × 2500 mm and up) | £2,395 – £4,195 | £1,995 – £3,495 |
| Mid-size double glazed (1000 × 2000 mm) Typical | £1,675 – £2,395 | £1,395 – £1,995 |
| Small double glazed (up to 1000 × 1000 mm) | £1,195 – £1,795 | £995 – £1,495 |
How the job runs
- Tell us about the roof. Send the postcode, rough sizes and a photo or two through the form, WhatsApp or the guide-price tool.
- Free survey. For new installations a surveyor measures the opening, checks the roof build-up and talks through glass and options.
- Fixed written quote. You get the product, the work and the price in writing. Nothing is ordered or paid for until you agree.
- Fitting and handover. We fit, seal and make good, then hand over product data, warranties and any certificate paperwork.
Flat rooflights in nearby areas
Common questions
How long does it take?
Fitting into a prepared upstand usually takes a day. Forming a new opening in an existing roof, including making good inside, is often two to three days.
Will it make the room too hot?
A big unglazed-to-sky area can add solar gain in summer. Solar-control glass, a blind, or pairing a fixed unit with an opening one keeps it comfortable.
Double or triple glazing?
Double glazing suits most domestic jobs. Triple glazing improves thermal performance and cuts noise from rain, which is worth it over bedrooms or where the energy calculation is tight.
Can you fit into my existing flat roof?
Yes. We form a new opening, trim the joists, build and waterproof an upstand and make good the ceiling. A survey confirms the joist direction and roof build-up first.
Will I need planning permission in the West Midlands?
English householder permitted development (Class C) normally covers rooflights that stand no more than 0.15 m proud of the roof plane and stay below the highest part of the roof.
