In your town
Roof renovation in Haarlem
Municipality of Haarlem. Survey on the roof within 3 working days, with a photo report and an insulation calculation, and that report stays yours.
In short
Roofs in Haarlem
Four building periods inside one city boundary, from rafter roof to concrete deck.
Haarlem is four different roof cities inside one boundary. In the Vijfhoek, the Burgwal and along the Spaarne you find roofs from before 1900: timber rafter roofs, clay pantiles often resting straight on the battens, and boarding that is sometimes not there at all. On those buildings a roof renewal starts at the council rather than at the supplier.
Kleverpark, Bosch en Vaart and the Ramplaankwartier are 1900 to 1940: steep tiled roofs, wide dormers, zinc box gutters hidden behind a timber fascia. Those gutters are almost everywhere on their second life, and they fail at the back where nobody sees them.
Schalkwijk and the Europawijk are post-war, with concrete decks, large flat planes and bitumen from the 1970s. That is the stock where insulation pays off most, and where the owners association decides about the roof rather than the resident alone. In between sit hundreds of small rear extensions with fifteen square metres of flat roof, where the question is not which material but whether the deck underneath is still sound.
What is on your address goes on paper after the survey, with photographs of the ridge, the gutter and every junction. In the city we do that survey within three working days, because it is next door.
What matters here
What matters in Haarlem
- Protected townscape in the old centre: tile colour and profile are not a free choice there.
- Pre-1900 rafter roofs in the Vijfhoek and the Burgwal, frequently with no membrane under the tiles.
- 1930s zinc box gutters in Kleverpark and Bosch en Vaart, mostly on their second life.
- Large flat roofs on post-war stock in Schalkwijk and the Europawijk, almost never usefully insulated.
- Scaffolding on a canal needs a council notification and sometimes a road closure; we arrange that.
- In an apartment the owners association decides about the roof, even when the stain is on your ceiling.
Want to know what is actually on your roof?
The survey costs nothing, takes about an hour, and produces a report with a photo per roof plane, the condition of the deck and the insulation calculation. That report stays yours.
The local rules
Permits and conservation rules in Haarlem
The old centre is a nationally protected townscape (rijksbeschermd stadsgezicht). On any roof plane visible from a public road, the council decides the colour and profile of the tile rather than you. Outside that area, replacing an existing covering is normally treated as maintenance as long as the appearance does not change.
What we do
What we do in Haarlem
Flat roof replacementEPDM or bitumen, with the insulation going on in the same operation.
Tiled roof renewalTiles, battens and membrane off and back on, done once properly.
Zinc work, gutters and lead flashingValleys, box gutters and junctions: where a roof actually leaks.
Roof insulation during renovationFrom Rc 0.4 to 6.0, at the one moment the roof is open anyway.
Send it along and we will set it out beside ours
Send it along. We set out line by line what it does and does not cover, and that is often more useful than adding a third quote to the pile.
Indicative price per roof type
What a roof in Haarlem costs
Amounts per square metre of roof surface. What explains the spread is in the third column, and what is not included follows underneath.
| Roof type | Per m2 |
|---|---|
| Flat roof, two layers of bitumen | € 65 to € 95 |
| Flat roof, EPDM | € 80 to € 120 |
| Flat roof as a warm roof, with 160 mm PIR | € 150 to € 200 |
| Tiled roof, clay, with new battens and membrane | € 95 to € 150 |
| Tiled roof with insulation between the rafters | € 170 to € 240 |
| Zinc roof plane or large valley gutter | € 160 to € 230 |
| Natural slate roof | € 180 to € 260 |
What is not included
Scaffolding, insulation, repair of a damaged deck, roof windows, and removing and refitting solar panels. All five appear as separate lines on the quote with a quantity and a unit rate, so that you can check them and strike them.
Why there is no fixed price here
Because we have not seen your roof. What makes a roof expensive is rarely the material and nearly always the access and the number of junctions. That is why the survey is free and the report is yours: then you can check what any quote is worth, including somebody else’s.
The other places in the service area
Questions
Questions about roofs in Haarlem
Missing your question here? Pick up the phone. About your own roof something concrete can be said; about roofs in general the page above has it covered.
My building is in the old centre. Can I simply pick a different tile?
Not on a roof plane visible from the street. The council assesses colour and profile there, and an anthracite concrete tile will normally be refused. On a rear plane out of sight there is far more room. We look up what applies to your address during the survey and you get it in writing.
How does scaffolding work on a canal-side building?
Usually from a pontoon, or as a facade scaffold with a walkway over the pavement. That needs a notification to the council and sometimes a traffic order, and it takes time to arrange. So scaffolding appears as its own line in our quote: at an address like that it is the item that sets the total.
We are an owners association. What do you deliver?
A survey with photographs per roof plane, the condition of the deck, the junctions listed separately, and a budget split by item so that it fits a long term maintenance plan. That costs nothing and it stays with you, even if the meeting chooses somebody else.
Quote
Request the survey
You hear within one working day when we can come. The survey itself costs nothing and the report stays yours, including when you go on with somebody else.
Rather speak to somebody now
For a question about a quote you already have, or about what is allowed at your address, calling is faster than this form.
Start with a photo
A photo of the eaves, the gutter or the place where it leaks says more than half a form. Send it ahead and we know what we are looking at.