NEAL ROOFING · TECHNICAL GUIDANCE
Roofing Project Planning Guide
A practical pre-construction guide for roofing projects. Understand the surveys, access requirements, statutory controls, technical standards and project information that should be considered before significant roofing work begins.
Better information at the outset helps create a clearer scope, more reliable pricing and a better-managed roofing project.
BEFORE WORK BEGINS
Plan the Project Before Opening the Roof
Successful roofing projects begin before the existing roof covering is removed.
The condition of the building, proposed specification, access, statutory requirements and responsibilities of those involved should be understood as early as reasonably practicable.
For substantial repairs and replacement roofing, planning can involve considerably more than selecting slate, tile, lead or waterproofing. Relevant matters may include:
- roof survey and investigation;
- scope and specification;
- scaffolding and safe access;
- Building Regulations;
- planning and listed-building controls;
- party-wall and neighbouring-property considerations;
- CDM 2015;
- building insurance;
- protected wildlife;
- British Standards and manufacturer requirements;
- materials and logistics;
- programme and weather; and
- completion records and certification.
This guide deals primarily with those technical and pre-construction considerations. For wider customer and project information visit our Roofing Client Information page. Contractual documents are available separately within our Contract Terms & Customer Information hub.
Book a Roof Survey Contract Terms
PRE-CONSTRUCTION
Six Questions to Resolve Before Work Starts
The level of investigation required varies between projects, but significant roofing work should ordinarily establish the following as clearly as reasonably practicable.
01. What Exists?
Understand the existing roof, interfaces, defects and concealed construction so far as access and investigation reasonably allow.
02. What Is Proposed?
Define the intended roof covering, build-up, detailing, associated work and extent of replacement or repair.
03. How Will It Be Accessed?
Establish the scaffold, edge protection, lifting, storage and site-access requirements needed to undertake the work safely.
04. What Approvals Apply?
Consider Building Regulations, planning, listed-building controls, party-wall matters and any other statutory requirements.
05. What Could Change?
Identify assumptions and areas of concealed construction that may give rise to additional work once the existing roof is opened.
06. What Must Be Recorded?
Maintain sufficient documentation to connect the survey, specification, instruction, construction and completion stages.
FIRST STAGE
Roof Survey & Investigation
A proposal can only be as reliable as the information upon which it is based.
For significant repair or replacement work, assessment may need to consider not only the visible roof covering but also the interfaces that materially influence performance and specification.
Depending upon the building, these may include:
- roof coverings;
- underlay and battens where accessible;
- roof structure where visible;
- leadwork and metalwork;
- chimneys and abutments;
- parapets and copings;
- valleys and gutters;
- rooflights and penetrations;
- rainwater goods;
- insulation;
- ventilation;
- adjacent roof areas; and
- access requirements.
Opening-Up
Not every part of an existing roof construction can be understood from visual inspection alone.
Where concealed construction is important to the proposed specification, opening-up may be recommended before work starts or an appropriate assumption clearly recorded within the proposal.
Water Ingress
The internal location of water ingress does not necessarily identify its external source. Water can track through roof constructions, interfaces and building fabric before becoming visible internally.
Survey Limitations
The form of inspection should reflect the purpose of the survey, available access and the level of information reasonably required before pricing or specification.
Book a Roof SurveySCOPE & DESIGN
Define the Roofing Specification
A clear roofing specification establishes what is intended to be installed and provides the basis upon which the work can be priced, managed and inspected.
Depending upon the project, a specification may need to address:
- roof covering and manufacturer;
- slate or tile type;
- underlay and battens;
- fixing method;
- insulation strategy;
- ventilation;
- leadwork;
- flat-roof build-up;
- rooflights and penetrations;
- rainwater disposal;
- interfaces and abutments;
- temporary protection; and
- associated building work.
Specification Before Price
Where possible, the principal materials and build-ups should be understood before a fixed quotation is prepared.
A price based upon undefined materials, hidden assumptions or an incomplete understanding of the roof can create avoidable disagreement once work is underway.
Existing Buildings
Roof replacement is not undertaken in isolation from the existing building. New coverings and detailing must interface with the structure, masonry, chimneys, drainage and adjoining construction that remain.
Technical Requirements
The specification should take account of applicable British Standards, Building Regulations, manufacturer requirements and relevant project-specific design information.
Roofing Regulations HubSAFE ACCESS
Scaffolding & Access
Safe access is an integral part of roofing work, not simply an optional addition to the project price.
The appropriate access arrangement depends upon matters such as:
- building height;
- roof pitch;
- duration of work;
- extent of stripping;
- materials being handled;
- ground conditions;
- extensions and conservatories;
- public highways and footpaths;
- material loading requirements; and
- required edge protection.
Scaffold Design
Standard scaffolds may be erected to recognised configurations where appropriate. More complex arrangements can require specific scaffold design and additional engineering consideration.
Restricted Sites
Clients should identify constraints such as shared drives, neighbouring land, fragile surfaces, overhead services, security requirements, parking controls or restricted working hours as early as possible.
Cost & Duration
Where scaffolding or specialist access is separately priced, the quotation should identify the relevant allowance or basis of charging. Extended scaffold duration can also have a cost implication.
01
Survey
Understand the existing roof and the building before defining the solution.
02
Specify
Define materials, build-ups, interfaces and required work sufficiently for the project to be priced and delivered.
03
Document
Connect the proposed work, instruction, site records and completion information through a traceable project record.
STATUTORY COMPLIANCE
Building Regulations for Roofing Work
Roof replacement and alteration can engage requirements of the Building Regulations.
Depending upon the scope, relevant matters can include:
- thermal performance;
- structural considerations;
- fire performance;
- ventilation;
- moisture control;
- drainage;
- material changes; and
- applicable certification.
Where qualifying work falls within an applicable Competent Person Scheme, there may be an approved self-certification route rather than a separate Building Control application for the relevant work.
Renovation of Thermal Elements
Building Regulations can apply when a substantial proportion of an existing thermal element is renovated.
This is sometimes described informally as the “25% rule”, but the actual requirements should be considered against the particular roof, extent of renovation and applicable regulations rather than treated as a universal rule for every roofing project.
Establish the Route Early
Where Building Regulations are likely to apply, the proposed compliance and certification route should be considered before construction begins.
Building Regulations Guide Competent Roofer SchemeHEALTH & SAFETY
CDM 2015 & Roofing Projects
The Construction (Design and Management) Regulations 2015 apply to construction work, including roofing projects.
Suitable arrangements should therefore exist for managing health and safety from planning and design through to construction and completion.
Depending upon the project structure, relevant dutyholders can include:
- Client;
- Designer;
- Principal Designer;
- Contractor; and
- Principal Contractor.
Domestic Clients
CDM contains specific provisions for domestic clients, under which certain duties are normally transferred to appropriate project participants.
Commercial Clients
Commercial clients retain more direct duties and should ensure suitable management arrangements, time and resources are provided for the project.
Pre-Construction Information
Relevant information about the property, existing hazards, access restrictions, known asbestos, services and other project constraints should be made available where applicable.
HSE Domestic Client Guidance HSE Commercial Client GuidanceADJOINING PROPERTY
Neighbours, Access & Party Walls
Roofing work can interface directly with neighbouring property, particularly on terraced, semi-detached and tightly constrained sites.
Relevant areas can include:
- party-wall upstands;
- shared parapets;
- abutment flashings;
- shared chimney stacks;
- shared valleys or gutters;
- scaffolding over neighbouring land;
- access across adjoining property; and
- temporary protection.
Party Wall etc. Act 1996
Some building works can engage the Party Wall etc. Act 1996. Whether the Act applies depends upon the nature and location of the proposed work.
The presence of a shared wall or adjoining property does not itself mean every roofing project falls within the Act, but the position should be considered where potentially relevant.
Resolve Matters Before Mobilisation
Where notices, agreements, licences or third-party access are required, these should be dealt with sufficiently early to avoid unnecessary delay after scaffolding or labour has been programmed.
Government Party Wall GuidanceHERITAGE & CONSERVATION
Listed Buildings & Conservation Areas
Heritage status can materially affect the roofing specification, material selection and consent requirements.
Depending upon the building, relevant considerations may include:
- existing slate or tile;
- material provenance;
- historic detailing;
- leadwork;
- rooflights;
- insulation;
- ventilation;
- changes in appearance;
- historic roof structure; and
- retention of significant fabric.
Establish Consent Requirements
Where there is uncertainty about listed-building consent or other heritage controls, the position should be resolved before potentially affected work proceeds.
For sensitive projects, drawings, specifications, material samples or written confirmation from the relevant authority can form an important part of the project record.
Historic England Guidance Heritage RoofingCLIENT PREPARATION
Buildings Insurance
Clients should consider whether their buildings insurer or broker needs to be notified before substantial roofing work begins.
This may be particularly relevant where a project involves:
- scaffolding;
- substantial roof stripping;
- hot works;
- structural alteration;
- temporary roofing;
- temporary weather protection;
- vacant buildings; or
- long-duration construction work.
What Might an Insurer Require?
Requirements vary according to the policy and project, but an insurer or broker may ask for:
- contractor details;
- scope of work;
- programme;
- contractor insurance information;
- access and security arrangements;
- hot-work procedures; or
- temporary protection arrangements.
The client should obtain advice from their own insurer or broker where notification or policy conditions may apply.
Neal Roofing Insurance InformationPROTECTED SPECIES
Bats, Nesting Birds & Wildlife
Roof spaces, coverings, eaves and building voids can provide habitats for protected wildlife.
Potential issues may include:
- bat roosts;
- active bird nests;
- barn owls; and
- other protected species.
Where evidence or a reasonable concern exists, ecological advice may be required before relevant work proceeds.
Tell the Project Team Early
If bats, nesting birds, historic roosts or previous ecological reports are known about, this information should be raised during the survey and quotation stage.
Early identification allows ecological requirements, programme constraints and specification implications to be considered before work has started.
TECHNICAL STANDARDS
British Standards & Roofing Guidance
Different roof systems are subject to different standards, manufacturer requirements and project-specific design information. The applicable technical documents depend upon the construction being proposed.
Pitched Roofing
BS 5534 provides requirements and recommendations relevant to slating and tiling, including fixing and resistance to wind action.
Flat Roofing
BS 6229 provides guidance for flat roofs with continuously supported flexible waterproof coverings.
Leadwork
BS 6915 relates to the design and construction of fully supported lead sheet roof and wall coverings.
Rolled Lead Sheet
BS EN 12588 sets requirements for rolled lead sheet used for building purposes.
Wind & Exposure
The design and fixing of roof coverings may also require consideration of wind exposure and structural actions relevant to the particular site.
Manufacturer Requirements
Product certification, manufacturer instructions and system-specific requirements can apply alongside British Standards and should be incorporated where relevant.
Roofing Regulations HubMATERIAL SELECTION
Choosing Roofing Materials
Material selection should be based upon more than appearance or initial cost.
Depending upon the project, relevant considerations can include:
- existing building fabric;
- planning or conservation requirements;
- roof pitch;
- geographical exposure;
- anticipated service life;
- availability and future supply;
- weight;
- fixing method;
- compatibility with surrounding materials;
- manufacturer requirements; and
- appearance and provenance.
PRE-START CHECKLIST
Before Your Roofing Project Starts
Not every point applies to every project, but the following questions can help identify matters requiring attention before mobilisation.
- Has the proposed scope been understood?
- Has the quotation been reviewed?
- Are assumptions and exclusions understood?
- Has the proposed specification been agreed?
- Has access been considered?
- Has scaffolding been allowed for?
- Could neighbouring property be affected?
- Are statutory approvals required?
- Is the property listed or within a sensitive setting?
- Has the insurer been contacted where appropriate?
- Are there known bats or nesting birds?
- Are there fragile or valuable external areas?
- Will occupants remain in the building?
- Are security arrangements required?
- Are there parking or highway restrictions?
- Is material storage available?
- Are water and power available where required?
- Have programme assumptions been understood?
- Are relevant project documents available?
- Have the applicable contractual terms been reviewed?
UNFORESEEN CONDITIONS
What Happens If Additional Work Is Found?
Roofing projects can expose concealed conditions that could not reasonably be confirmed before the existing coverings or finishes were removed.
Examples can include:
- decayed roof timbers;
- defective roof decks;
- hidden masonry deterioration;
- historic alterations;
- inadequate or missing insulation;
- previous defective repairs;
- unexpected roof build-ups; and
- concealed structural interfaces.
Record the Change
Where additional work is identified, the issue should be recorded and its relationship to the original scope established.
Explain the Requirement
The reason for the additional work and the proposed remedial action should be communicated to the client.
Agree the Cost
Where reasonably practicable, the additional cost or basis of charging should be communicated before the additional work proceeds.
This creates a clearer distinction between the original contracted scope and genuine additional work discovered during construction.
Payment & Variation InformationPROGRAMME
Weather & Roofing Work
Roofing is unusually exposed to weather conditions and not every operation can safely or technically proceed in all conditions.
Rain, wind, frost, excessive heat and forecast conditions can affect:
- working at height;
- lifting operations;
- material installation;
- temporary waterproofing;
- leadwork;
- adhesives and membranes;
- scaffold operations; and
- protection of exposed construction.
Reasonable Programme Flexibility
Construction programmes should therefore allow reasonable flexibility for weather conditions that make particular roofing operations unsafe or technically inappropriate.
Temporary Protection
The temporary condition of the building during roof stripping also requires careful planning. The method of exposure, sequence of work and temporary protection should reflect the scale and nature of the project.
Stopping or postponing work in unsuitable conditions may protect both the workforce and the building.
PROJECT HANDOVER
Completion & Project Records
Depending upon the nature and scope of the Works, completion information may include:
- completion photographs;
- Building Regulations certification where applicable;
- workmanship guarantee information;
- insurance-backed guarantee information where applicable;
- product warranty information;
- manufacturer documentation;
- maintenance information; and
- other project-specific records.
Keep the Records
Important roofing documentation should be retained with the property records.
This can assist with future maintenance, insurance enquiries, subsequent building work, refinancing and sale of the property.
Guarantees
Guarantee arrangements depend upon the particular contract, scope of work and any applicable manufacturer or insurance-backed scheme.
Roofing GuaranteesPROJECT INFORMATION
Maintain a Clear Audit Trail
Good project information management reduces reliance upon memory, fragmented emails and informal site discussions.
Depending upon the scale of a project, useful records can include:
- survey information;
- photographs;
- quotation and specification;
- programme;
- health & safety information;
- material information;
- project correspondence;
- Variations;
- progress records;
- invoices; and
- completion documents.
Survey. Specify. Deliver. Document.
The purpose of a project record is not to create unnecessary administration. It is to preserve the relationship between what was identified, what was proposed, what was instructed and what was ultimately installed.
For larger or technically complex roofing projects, that record can become an important part of demonstrating how decisions were made and how the completed work relates to the original brief.
Roofing Client InformationRELATED GUIDANCE
Continue Your Project Research
Use the resources below to move from general project planning into the detailed information relevant to your property or proposed work.
Project & Client
Technical Guidance
Services & Evidence
BUILT EVIDENCE
See the Principles Applied on Real Projects
Our project archive records completed roofing work across residential, commercial and heritage buildings, including materials, detailing, project conditions and completed construction.
PROJECT PLANNING FAQ
Before Starting a Roofing Project
Do I need Building Regulations approval for a replacement roof?
Building Regulations can apply to roof replacement and other significant roofing work. The applicable approval or certification route depends upon the nature and extent of the individual project.
Do roofing works always require scaffolding?
No. The appropriate access method depends upon the building, height, roof pitch, duration and scope of work. Significant roofing projects will commonly require scaffold or another properly selected access system.
Do I need to notify my buildings insurer?
Clients should consider checking with their insurer or broker before substantial roofing work begins, particularly where scaffolding, hot work, structural alteration or extensive roof stripping is proposed.
Who is responsible for listed-building consent?
The building owner should ensure that necessary statutory permissions are in place. Professional or conservation advice may be appropriate where the consent position is uncertain.
What happens if concealed defects are discovered?
Existing roof coverings can conceal deterioration that could not reasonably be confirmed beforehand. Where this requires additional work beyond the agreed scope, it should be identified and dealt with as additional work or a Variation where appropriate.
What if bats or nesting birds are present?
Work may need to stop, be adapted or be reprogrammed where protected species are affected. Specialist ecological advice may be required.
Should I speak to my neighbour before roofing work?
Early communication is sensible where scaffolding, access or roofing work may affect neighbouring property. Certain works can also engage the Party Wall etc. Act 1996.
What documents should I retain after completion?
Keep applicable Building Regulations certification, warranties, guarantees, the specification, invoices and other relevant project records with the property documentation.
START WITH THE BUILDING
A Better Roofing Project Starts With Better Information.
Our survey process allows the existing roof, access, materials, interfaces and project requirements to be considered before the work is defined and priced.