Guide prices in Highlands & Islands
Diagnostic visit
Roof and inside inspected, cause found, written repair price
Reseal and re-flash
Failed sealant and flashing taken out, joints cleaned, resealed and taped
Upstand or membrane repair
Rotten kerb section or roof membrane at the upstand repaired
Guide ranges. The first visit is charged and priced before booking; any repair is priced in writing before work starts. Scaffold, access towers or a crane are priced separately if the job needs them, and building warrant fees, where a job needs them, are shown as their own line.
Towns we list in Highlands & Islands
From the larger towns to the smaller places in between, we take on rooflight fitting across Highlands & Islands. The process is the same for a terrace, a farmhouse extension or an industrial unit: details first, written quote second, fitting day third. Remote and island addresses in Scotland, where they arise, are covered by arrangement, and we tell you that before quoting.
Island and remote addresses here — Shetland, Orkney, the Western Isles and parts of the mainland — are covered by arrangement, with travel priced into the quote. Surveys at island addresses are arranged case by case, and we often price from photos first.
- Leak repairs in Fort William
- Leak repairs in Inverness
- Leak repairs in Kirkwall
- Leak repairs in Lerwick
- Leak repairs in Stornoway
What the job includes
- Inside check of stains, frame drainage channels and the reveal
- Rotten kerb sections replaced where the timber has gone soft
- Failed sealant cut out, joints cleaned, dried and resealed
- Warranty and who fitted it — We ask who fitted the rooflight and when before working on it.
- Water lying against the kerb — We check whether rainwater sits against the upstand after it stops raining.
Rules that apply in Scotland
In Scotland, forming a new rooflight opening needs a building warrant from the council, because the roof is being altered. Replacing an existing rooflight complete with its frame doesn't need a warrant, but the new unit still has to meet the building standards, including the 1.6 W/m²K energy figure for windows and rooflights in alterations. Planning depends on the house and where it is: householder permitted development rights don't apply in conservation areas, and listed buildings need consent. We confirm this with you before quoting.
Common questions in Highlands & Islands
Do you charge for a leak investigation in Highlands & Islands?
Yes. Tracing a leak properly takes time on the roof, a close look at the frame and sometimes a water test, so the visit is charged. We confirm the price before you book, so there are no surprises. If a repair is needed beyond what can be done during the visit, it is quoted separately in writing and you decide whether to go ahead.
Can you replace just the misted glass?
Often, yes. Misting between the panes means the sealed unit has failed, but the frame around it may be perfectly sound. Where the maker's design allows the glass to be changed, we measure the unit and fit a replacement, which costs less than a whole new rooflight. Where it does not, or the frame is also worn out, we explain why replacement is the better option.
Should I repair or replace my old leaking rooflight?
It depends on the age and condition of the unit and what has failed. A single perished seal or a blocked channel is worth repairing. A brittle, discoloured dome, a rotten kerb, or several faults at once usually make replacement the better value. After the diagnostic visit we set out both options with prices, so you can decide with the full picture in front of you.
