Velux and skylight installation in Ashford costs £1,200-£3,000 fully installed, including structural preparation and the correct flashing kit for your tile profile. Fixed rooflights are less; dormer windows are priced per scope. Most installs complete in a day. Free survey: 01233 877 146.
A roof window transforms a dark loft into usable, light-filled space. We install Velux windows, fixed rooflights and dormers — with the correct flashing kit for your tile profile so it never leaks. Free survey and quote: 01233 877 146.
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Velux rooflights and skylights bring light into loft conversions and top-floor rooms. Fitted correctly with the right flashing kit for your tile profile, they never leak.
When it is not the answer: If your existing Velux is sound and only the flashing has failed, re-flashing is far cheaper than a new unit - we will tell you which you need. Read the full guide.
Velux centre-pivot and top-hung windows are the standard roof window. Installation means cutting and framing the rafters, fitting the window, and &mdash critically &mdash fitting the correct flashing kit for your specific tile profile. The wrong flashing kit is the most common cause of Velux leaks, so we specify it from a physical inspection of your tiles.
Where ventilation isn't needed, a fixed rooflight gives the same daylight benefit for less. They suit hallways, landings and areas where the light matters more than opening the window.
A dormer projects from the roof slope to create full headroom and a vertical window — more involved than a roof window, requiring structural work to the roof, but transformative for loft rooms. We handle the roofing side of dormer construction and repairs.
We assess the roof structure, tile profile and the best position and size for the rooflight.
Itemised with the Velux unit, the correct flashing kit for your tiles, and any structural work.
We form or adjust the opening, fit the unit and the matched flashing kit, and make good inside and out.
We test for weathertightness and hand over the guarantee.
| Job | Typical duration |
|---|---|
| Single Velux (like-for-like replacement) | Half a day - 1 day |
| New rooflight into existing roof | 1-2 days |
| Multiple rooflights (loft conversion) | 2-3 days |
| With internal making-good | Adds time |
We fit in most weather, keeping the opening covered; heavy rain may delay forming a new hole.
Rooflight work needs safe roof access and often scaffold, especially for new openings or multiple units. Scaffold is specified for: new openings, multiple units, or higher/steeper roofs - always itemised in your written quote, never a hidden extra, and we arrange it.
Ashford's Victorian terraces around Newtown and Church Road often have rear access only, so scaffold and skip placement need planning; the post-war estates at Bockhanger and Stanhope have driveways that usually take a skip without a permit. Pavement scaffold and skip permits go through Ashford Borough Council; allow a few working days on streets like the terraces around Newtown, Bank Street, the older lanes off Beaver Road where space is tight.
Ashford's growing loft-conversion market drives most roof window work. The generously proportioned 1930s semis in Kennington and the larger post-war houses on Park Farm and Singleton have loft spaces well suited to conversion, and a pair of Velux windows is the simplest way to bring light into a new loft room. The correct flashing kit here is the EDZ, matched to the concrete interlocking tiles these properties carry.
Tile profile determines the flashing kit, and Ashford's mixed stock means we specify carefully. The concrete interlocking tiles on the estates take the standard EDZ kit; the clay plain tiles on the Victorian terraces in Newtown need the EDN kit; and slate roofs need the EKW kit. Fitting the wrong kit is the number one cause of Velux leaks, which is why we always confirm the profile by physical inspection rather than assuming.
Conservation and planning shape dormer and roof window work on the town's period stock. Roof windows on rear and side elevations are generally permitted development, but principal-elevation windows and dormers in or near the Wye and Tenterden conservation areas need planning consent through Ashford Borough Council. We advise on the planning position at survey for every installation so there are no surprises later.
Planning permission is the question that catches Ashford homeowners out on roof windows and dormers, so it is worth being clear. Roof windows on the rear and side slopes of a house are generally permitted development, provided they do not project more than 150mm above the roof plane and sit below the ridge — which covers the great majority of loft-conversion installations on the estates at Park Farm, Singleton and Kennington. Where permission is needed is on principal (usually front) elevations, and anywhere within the Wye and Tenterden conservation areas, where even a rear-facing window can require consent from Ashford Borough Council. Dormers, being a more substantial alteration to the roof shape, more often need permission. We advise on the planning position for your specific property and elevation at survey, so there are no costly surprises after the work.
Dormers are a bigger undertaking than roof windows but transform a loft in a way a Velux cannot, and understanding the difference helps a homeowner choose. A roof window sits flush in the slope and brings in light; a dormer projects out from the roof to create full standing headroom and a vertical window, turning an awkward loft with sloping ceilings into a genuinely usable room. The trade-off is that a dormer involves real structural alteration to the roof — opening the slope, building out the projection, and weatherproofing the new roof, walls and window junctions — and it is far more likely to need planning permission. We handle the roofing side of dormer work, from the structural opening through to the weatherproofing and flashing that keeps the finished dormer watertight for its life.
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Mon–Fri 8am–6pm · Sat 8am–2pm
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Almost every leaking Velux window leaks not because of the window but because of the flashing — and almost always because the wrong flashing kit was used for the tile type. Velux makes different kits for different roof coverings, and on Ashford's mixed housing stock the right choice varies property by property: the EDZ kit for the concrete interlocking tiles on the estates, the EDN kit for the clay plain tiles on the Victorian terraces, and the EKW kit for slate. Fitting a flat-profile kit into a deep-profile tiled roof, or vice versa, leaves gaps that rain finds. We confirm the tile profile by physical inspection before ordering, because this single detail determines whether the installation is watertight for its life or leaks within a year.
Cutting a window into a roof means cutting through a rafter, and that load has to be carried. Proper installation frames the aperture with trimmers — timbers fixed across between the neighbouring rafters — to carry the load the cut rafter was taking. Skipping or skimping this structural step is unsafe and, over time, lets the roof deform around the window. On Ashford's loft-conversion market, where roof windows are going into 1930s and post-war roofs never designed for them, correct structural preparation is fundamental, and it is part of every installation we quote.
A roof window installation opens the roof, and managing that safely means never leaving the aperture exposed to weather overnight. We plan installs so the window and its flashing are in and watertight within the working day, with weather protection maintained throughout. On the occasional larger or more complex job that runs longer, robust temporary covering protects the opening between sessions. An installer who leaves a half-finished aperture open to an Ashford night is inviting exactly the water damage the window is meant to keep out.
| Job Type | Typical Cost |
|---|---|
| Velux window (supply and fit) | £1,200 – £2,000 |
| Electric Velux window (supply and fit) | £1,800 – £3,000 |
| Fixed rooflight (supply and fit) | £350 – £700 |
| Replacement window unit only | £300 – £600 |
| Dormer window (roofing works) | priced per scope |
Includes structural preparation and the correct flashing kit for your tile profile. Free survey and quote. Call 01233 877 146.
Roof windows on non-principal elevations that project no more than 150mm above the roof slope are generally permitted development, but conservation areas and principal elevations require planning permission under the General Permitted Development Order.
Source: Town and Country Planning (General Permitted Development) Order
Free survey and honest written quote across Ashford and Kent — no call-out fee, no pressure.
Call 01233 877 146"Two Velux windows in our Kennington loft conversion. Light floods in now. They matched the flashing to our tiles perfectly — not a drop of water since."
"Fixed rooflight over our dark landing in Park Farm. Cheaper than a full Velux and does exactly what we needed. Done in an afternoon."
"Our old Velux was leaking &mdash wrong flashing kit from the last lot. These re-did it properly with the right kit. Bone dry now."
| Job | Typical range | Notes |
|---|---|---|
| Velux replacement (like-for-like) | £450 - £900 | Incl. flashing kit |
| New rooflight into existing roof | £900 - £1,800 | Forming the opening |
| Flat rooflight (extension) | £1,200 - £2,500 | Glazed unit |
| Multiple units (loft conversion) | From £2,500 | Per project |
| Re-flash existing Velux | £250 - £500 | Fixing a leak |
Worked example: a like-for-like Velux replacement with the correct flashing kit for concrete interlocking tiles on a Park Farm semi runs around £620.
Materials payment on larger jobs, balance on completion. VAT included.
Covering TN23, TN24, TN25 and surrounding postcodes.
Our fitting carries a written 10-year workmanship guarantee against leaks; Velux units carry their own manufacturer warranty on top.
If a fault appears in covered work, we come back and put it right. No quibbling, no re-charge.
Fitting a rooflight means some noise and dust internally for a day; we sheet the room, protect furnishings, and clear up fully afterwards. For exterior jobs there is no need to be in; we only need agreed access and, for some jobs, an outdoor power point.
We keep any opening weathertight during the fit and avoid forming new holes before rain. Ashford's low-lying Stour valley position holds damp and frost, drying slowly in the colder months — so we allow realistic weather margin on every booking here.
Forming or adjusting the opening makes dust and noise inside for a day; we tent the room in plastic, mask floors and furniture, and vacuum thoroughly before leaving.£1,200-£2,000 fully installed for a manual window, £1,800-£3,000 for electric. Fixed rooflights are £350-£700, and dormers are priced per scope.
Almost always the flashing, not the window — usually the wrong flashing kit for the tile type. We match the kit to your tiles by physical inspection: EDZ for concrete, EDN for clay, EKW for slate.
Rear and side windows are generally permitted development. Principal-elevation windows and dormers near the Wye and Tenterden conservation areas need consent. We advise at survey.
Most Velux installs complete in a single day, with no aperture left open overnight.
Yes, we handle the roofing side of dormer construction and repairs &mdash the structural roof work, weatherproofing and flashing.
Yes, electric and solar-powered Velux windows with remote control are available, and existing manual windows can be upgraded.
Yes. Velux glazing units can be replaced without replacing the whole window if the frame and flashing are sound.
Related work: we fit rooflights into flat roofs and integrate roof windows during a full roof replacement — the best time to add them.
No call-out fee. Written quote before any work starts. NFRC registered and fully insured.
01233 877 146Mon–Fri 8am–6pm · Sat 8am–2pm · Emergency 24/7