Velux windows and skylights are among the most effective ways to bring light into Norwich loft conversions and top-floor rooms — and among the most common sources of leaks when flashing fails or the original installation was incorrect. We install new Velux windows, replace failed flashings, and carry out repair and condensation work on all skylight types across Norwich and Norfolk. Free survey, no call-out fee.
Norwich's Victorian terraces and 1930s semis are well-suited to Velux installation — pitched roofs at angles between 20 and 60 degrees cover the vast majority of the city's housing stock, and most Velux products are rated for this range. Planning permission is not required for Velux installation on most Norwich properties as permitted development — rear elevations and certain roof planes are covered automatically, though front elevations and conservation area properties may require consent. We check planning status as part of every survey.
The most common cause of Velux leaks is flashing failure. Velux manufacture a specific flashing kit for each window size and roof pitch — using a generic or undersized flashing is the primary installation error that leads to water ingress. On clay pantile roofs (common across inner Norwich), the flashing specification is different from slate or concrete tile — pantile's undulating profile requires an adaptation kit that not all roofers stock. We hold Velux flashing kits for all standard profiles and carry pantile adaptation kits as standard.
Failed Velux flashing is the most common repair call we receive for skylight work. Signs of failure: condensation tracking from the window frame onto the ceiling below, staining in a ring pattern around the window, or active water ingress during rain. In most cases the window itself is sound and only the flashing requires replacement — this is significantly cheaper than full window replacement. We carry standard Velux flashing kits for the most common window sizes and can typically replace a failed flashing in half a day.
Installing Velux in a clay pantile roof requires more skill and more specific components than installation in concrete tile or slate. The pantile's S-profile means the junction between window frame and tile is not a flat line — it rises and falls with the tile profile. Velux produce an EDW pantile adaptation kit specifically for this situation, but it must be used correctly with the appropriate kits for the window size. Incorrectly flashed Velux in pantile are one of the most common sources of persistent leak calls we investigate across inner Norwich.
Water appearing around a Velux window is not always a leak. Condensation on the glass or frame interior is a ventilation issue — warm moist air in the room is reaching the cold glass surface. This is addressed by improving room ventilation, not by replacing the window or flashing. Water tracking down the wall below the window and staining in a pattern that follows rain events is a genuine leak — flashing failure or a gap in the junction between window and roof covering. We diagnose which applies during the survey.
Velux flashing replacement from £250-450 per window. New Velux supply and installation from £600-1,200 per window including flashing kit (window unit cost additional). Full loft conversion skylight installation quoted on survey. Free survey and written quote on all Velux work.
0160 339 6191 — Free survey, no call-out fee.
Roof windows transform a loft, but they must be flashed correctly or they leak. The question is whether you are installing new, or your existing rooflight needs re-flashing or replacement.
When it is not the answer: If your existing rooflight is sound and only its flashing has failed, re-flashing beats a full replacement — we diagnose the actual fault rather than selling a new unit. Read the full guide.
We assess the roof structure, the position, and the flashing requirement for your tile or slate type.
You get an itemised quote naming the unit, the flashing kit for your covering, and any structural work.
We book the work, ordering the correct unit and flashing kit in advance.
We form the opening, install the window with the correct flashing kit for tile or slate, and make good inside and out.
We test for weathertightness, make good the internal reveal, and hand over the guarantee.
| Job | Typical duration |
|---|---|
| Single Velux install | 1 day |
| Multiple rooflights | 2–3 days |
| Re-flash existing rooflight | Half a day |
| Dormer repairs | Per scope, 1–3 days |
Installation exposes the roof briefly — we work in dry windows and keep the opening weathertight throughout.
Roof-window installation needs safe internal and external access; scaffold or a tower is used for the external flashing work. Scaffold is specified for: the external flashing and tiling work around the new opening - always itemised in your written quote, never a hidden extra, and we arrange it.
Norwich’s medieval core and Golden Triangle terraces mean tight street frontages, rear-access-only roofs and permit-controlled pavement space for scaffold. Pavement scaffold and skip permits go through Norwich City Council; allow a few working days on streets like Elm Hill, Magdalen Street, Gentleman’s Walk where space is tight.
| Job | Typical range | Notes |
|---|---|---|
| Single Velux installation | £1,200–£2,000 | Incl. flashing kit |
| Additional rooflight | From £900 | Same visit |
| Re-flash existing rooflight | £250–£500 | Fix a leaking unit |
| Dormer window repairs | Per scope | Flashing & cladding |
| Larger / feature rooflights | £2,000–£3,000+ | Per specification |
Worked example: A single Velux installed in a pantile roof on a Golden Triangle loft conversion, with flashing kit and internal reveal made good: around £1,650.
Staged payments on installations — nothing before the unit and materials are on site. VAT confirmed in writing.
Covering NR1, NR2, NR3, NR4, NR5, NR6, NR7 and surrounding postcodes.
Workmanship carries a 10-year written guarantee; the roof window unit carries the manufacturer’s warranty (typically 10–20 years) on top.
If a fault appears in covered work, we come back and put it right. No quibbling, no re-charge.
Roof windows must be installed with the manufacturer’s flashing kit matched to the roof covering to remain weathertight, per BS 8000 workmanship standards.
— BS 8000 / manufacturer specification
Some internal dust and noise forming the opening; you will want the room below cleared. We sheet up inside, and make good the reveal before we leave. You do not need to stay home for external work - we just need power and access agreed in advance.
We install roof windows in dry weather windows and keep the opening weathertight at every stage; Norfolk’s changeable weather means we watch the forecast. Norfolk’s exposure to north-easterly gales off the North Sea, and Wensum valley humidity, drive wind-lifted tiles and slower autumn drying.
“Two Velux installed in the pantile roof on our Victorian terrace. They used the correct pantile adaptation kit — something the previous roofer hadn't. No leaks since installation.”
“Velux flashing had failed on the loft conversion. Identified the specific failure point quickly — flashing replaced in half a day, dry immediately.”
“Three new Velux on the rear elevation of the 1930s semi. Planning checked, installation clean, correct flashing kits. Written guarantee provided.”
New Velux supply and installation costs £600-1,200 per window including correct flashing kit (Velux window unit cost is additional — we supply or you can supply). Flashing replacement on an existing window costs £250-450. Free survey and written quote.
Most Velux installations on rear elevations are permitted development and do not require planning permission. Front elevation installations and properties in conservation areas may require consent. We check planning status as part of every survey — this is included at no charge.
The most common causes are failed flashing at the window junction, a displaced or damaged tile adjacent to the flashing, or an incorrectly specified flashing kit for the roof pitch or tile type. Condensation can also be mistaken for a leak. A survey from the roof will identify the specific cause.
Yes — in most cases the window itself is sound and only the flashing requires replacement. This is significantly cheaper than window replacement. We carry Velux flashing kits for all standard window sizes.
Yes — pantile installation requires Velux EDW adaptation kits and specific installation knowledge. We carry these kits and have installed Velux in clay pantile across the Golden Triangle, Heigham and Lakenham regularly.
A single window installation on a standard Norwich property takes half a day to a full day including tile stripping, installation and making good. Multiple windows in the same roof plane take slightly less time per window.
Velux size depends on the room size and the roof pitch. We advise on the appropriate size during the survey based on the specific roof geometry and your requirements. Larger windows require more structural consideration — some rafter removal or trimming may be needed, which we include in the quote.
Not standard pitched-roof Velux. Flat roof applications use Velux's dedicated flat roof system — a different product with a different installation process. We install both pitched and flat roof skylight systems.
Yes — all Velux installation work carries a 10-year workmanship guarantee. Velux manufacture a separate 10-year product guarantee on their windows. We provide both sets of documentation on completion.
Fogged double glazing indicates failed sealed unit — the argon gas has escaped and moisture has entered between the panes. The sealed unit can be replaced without replacing the whole window frame. This is typically cheaper than full window replacement.
No call-out fees. No obligation. Local Norwich specialists.
0160 339 6191 ✉ Email Us