Velux and skylight installation, leak repair and flashing replacement across Oxford. Dormer windows and roof lights too. Most leaks are flashing failure, not the window — we diagnose correctly.
Quick answer: Velux and skylight work in Oxford costs £350–£600 for flashing kit replacement, £400–£700 for glass replacement, and £800–£3,000 for new installations. Most roof window leaks are flashing kit failure, not the window itself. We diagnose the real cause before quoting.
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What We Do
Velux, Skylights, Roof Lights and Dormers
We install and repair Velux, FAKRO, RoofLITE and Keylite roof windows, plus fixed roof lights and dormer windows, across Oxford. Work covers new installations (usually part of a loft conversion or extension), flashing kit replacement, glass and seal replacement, and leak diagnosis. The single most common roof window issue we attend is a leak that is misdiagnosed as the window when the real cause is the flashing kit between the window and the surrounding tiles.
After 15–25 years the flashing kit's rubber seals degrade, the aluminium corrodes at joints, or the lead separates from the upstand. Replacing the flashing kit resolves the leak without touching the window or surrounding tile.
Oxford Roof Windows
Velux and Skylights on Oxford Properties
The Misdiagnosis Problem
Across Oxford, leaking roof windows are among the most frequently misdiagnosed roofing problems. The tile around the window is intact, the window looks fine, yet water enters after heavy rain. In the large majority of Oxford cases we attend, the cause is the flashing kit — not the window and not the tile. We diagnose the specific failure and replace only what has failed, saving the cost of an unnecessary new window.
Oxford Tile Profile Compatibility
The tile type on your Oxford property determines the correct flashing kit. Clay plain tiles on Victorian and Edwardian properties have a deep lap requiring a different flashing profile from the concrete interlocking tile on post-war estates. A flashing kit for the wrong tile profile will not seal correctly regardless of installation quality — we specify the correct kit for your tile type.
Loft Conversions and Dormers
Oxford's pressure on living space drives steady loft conversion activity, particularly across the larger Victorian and Edwardian properties of North Oxford, Summertown and Headington. New Velux installations and dormer windows are common as part of these projects. We install with the correct flashing kit for the tile type and, on conservation area properties, advise on planning requirements before ordering.
Conservation Area Roof Windows
Front-slope roof windows on conservation area or listed Oxford properties — North Oxford, Jericho, Old Headington — require prior notification or conservation-approved slim-profile units. Rear-slope installations on most Oxford properties are permitted development. We check planning status for every address before ordering.
Oxford Prices
Velux & Skylight Cost
Flashing kit replacement (standard)£350–£600
Glass / seal replacement£400–£700
New Velux supply and fit£800–£1,400
Larger skylight / roof light£1,200–£3,000
Conservation slim-profile unitPriced per survey
Dormer window repairPer scope
Leak repairs are quoted after diagnosis — most turn out to be flashing kit replacement rather than a new window. New installation prices depend on the unit size, tile type and access. Conservation area units are priced per survey after checking planning requirements.
Diagnosing Roof Window Leaks Correctly
Why the Window Is Rarely the Problem
The most common and most expensive mistake with a leaking roof window is replacing the wrong thing. When water enters around a Velux or skylight, the instinct — and the advice of many roofers — is that the window has failed and needs replacing. In the large majority of Oxford cases we attend, this is wrong. The window unit itself is sound; the leak comes from the flashing kit, the set of lead and aluminium components that seal the junction between the window frame and the surrounding tiles. Flashing kits have a service life of fifteen to twenty-five years, shorter than the window, and they fail first. Replacing the flashing kit resolves the leak at a fraction of the cost of a new window, and without disturbing the tiles or the window. Correct diagnosis depends on understanding how the flashing kit fails and reading the specific pattern of the leak. The rubber seals degrade, the aluminium corrodes at the folded joints, or the lead apron separates from the upstand — each admits water in a characteristic way. An experienced eye can usually identify which component has gone and quote for that alone. This is why we diagnose before quoting rather than defaulting to window replacement: it saves our Oxford customers money and fixes the actual fault. Where a new installation or a genuine window replacement is needed, the critical detail is matching the flashing kit to the tile profile. Oxford's housing stock carries very different tile types — deep-lapped clay plain tiles on Victorian and Edwardian properties, flatter concrete interlocking tiles on the post-war estates. Each requires a different flashing kit profile, and a kit designed for one tile type will not seal correctly on another, however well it is fitted. We carry kits for all the major window brands and the principal Oxford tile types, and we specify the right one for your roof. On conservation area and listed properties we also check the planning position first, since front-slope roof windows in Oxford's designated areas may need prior notification or slim-profile conservation units.
Roof window installation must maintain the weatherproofing and thermal performance of the roof, meeting the standards of Approved Document C for resistance to moisture and Approved Document L for energy efficiency.— Source: Building Regulations Approved Document C
Leaking Velux or planning a loft conversion? Book a free survey today.
"Two roofers said we needed a whole new Velux. These diagnosed it as the flashing kit, replaced that for a third of the price, and the leak's gone. Honest."
Claire H. · Headington
★★★★★
"New Velux windows for our North Oxford loft conversion. Correct flashing for the clay tiles, checked the conservation rules first. Faultless work."
David P. · North Oxford
★★★★★
"Skylight in our Summertown kitchen extension had misted glass and a small leak. New glass and flashing sorted both. Tidy, fair, done in a morning."
Ruth M. · Summertown
Common Questions
Frequently Asked Questions
A new Velux supply and fit costs £800–£1,400 in Oxford, with larger skylights £1,200–£3,000. Flashing kit replacement is £350–£600 and glass replacement £400–£700. Prices depend on unit size, tile type and access.
In the large majority of Oxford cases, the cause is the flashing kit between the window and the surrounding tiles, not the window itself. After 15–25 years the seals degrade or the flashing corrodes. Replacing the flashing kit usually resolves the leak.
Rear-slope installations on most Oxford properties are permitted development. Front-slope windows and any roof window on a conservation area or listed property require prior notification or conservation-approved slim-profile units. We check for every address before ordering.
Yes. Clay plain tiles on Oxford's period properties need a different flashing profile from concrete interlocking tile on post-war estates. We specify the correct kit for your tile type — a kit for the wrong profile won't seal correctly.
Yes. We install and repair dormer windows and roof lights alongside Velux units, often as part of loft conversions on North Oxford, Summertown and Headington period properties. We advise on planning requirements for conservation areas.
Yes. Misted glass indicates a failed double-glazed unit seal. We replace the glass unit at £400–£700 rather than the whole window, provided the frame and flashing are sound.
We install and repair Velux, FAKRO, RoofLITE and Keylite. We carry flashing kits for all major brands and the principal tile types across Oxford's housing stock, so we can match a replacement kit to your existing window and tiles.
Most Oxford roof problems announce themselves indoors before they are visible outside — a damp patch, a dripping loft, or debris in the gutter. The question is whether it is a contained repair or the first sign of a covering at the end of its life.
A damp patch on an upstairs ceiling that darkens after rain
Daylight or wet timber visible in the loft
Slipped, cracked or missing tiles seen from the ground
Debris from the roof (mortar, tile fragments) in the gutters or on the drive
Staining down a chimney breast or near a valley
When it is not the answer: If more than about a third of the covering has slipped or the whole roof lifts tile-by-tile from nail sickness, repairing piece-by-piece is money wasted — re-roofing is the better long-term value. Read the full guide.
The layers of a pitched roof — most leaks start at junctions and fixings, not the tiles.The process
How a Oxford Roof Repairs Job Runs
1. Survey & diagnosis
We inspect the roof and the loft to find the true source — water often tracks metres from the entry point on Oxford's older long-rafter roofs. No call-out fee.
2. Written itemised quote
You get a fixed-price written quote naming the materials and the exact scope, with scaffold or access itemised, not a vague verbal figure.
3. Scheduling
Scheduled repairs are usually booked within 5–10 working days; active leaks are prioritised for same-day make-safe.
4. The repair
We carry out the repair with matched materials where conservation compliance requires it, and protect the area below.
5. Cleanup & sign-off
We clear all debris, water-test where relevant, and hand over the written 10-year workmanship guarantee.
Wet or high-wind days pause tiling and leadwork — we build weather margin into every Oxford booking and make the roof safe at the end of each day.
Access
Scaffold, Skips & Street Access
Most Oxford repairs run from towers or roof ladders; scaffold is quoted only where the job needs safe standing time at height. Scaffold is specified for: chimney-side repairs, full valley rebuilds, and anything beyond a day working at height - always itemised in your written quote, never a hidden extra, and we arrange it.
Central Oxford's medieval street core and the tight Victorian terraces of Jericho and off the Cowley Road mean rear-access scaffold and permit-controlled pavement space are the norm on many jobs. Pavement scaffold and skip permits go through Oxford City Council; allow a few working days on streets like Holywell Street, Ship Street, St Michael's Street, Merton Street where space is tight.
Conservation-area material matching (clay, slate, lime mortar)
Extent hidden until the area is opened up
Worked example: A rear valley rebuild on a 1930s semi in Summertown, including tower access and waste removal, typically runs around £680.
No deposit on repairs under £500. Staged payments on larger jobs — nothing up front before materials are on site. VAT included in every written quote.
Covering OX1, OX2, OX3, OX4 and surrounding postcodes.
Guarantee
Your Guarantee, Explained
Workmanship on the repaired section is covered for 10 years in writing; any replacement tiles, slates or lead carry their manufacturer warranties on top.
Covered: workmanship for 10 years, in writing, transferable if you sell.
On top: manufacturer warranties on materials (terms vary by product).
Not covered: storm or impact damage - that is an insurance matter, and we will document it for your claim.
If a fault appears in covered work, we come back and put it right. No quibbling, no re-charge.
Good to know
Disruption, Mess & Weather
A day of ladder or tower work and a small amount of tile debris — we sheet below the work area and clear everything before we leave. You do not need to stay home for external work - we just need power and access agreed in advance.
Repairs run year-round; temporary weatherproofing goes on the same day if rain stops work mid-job. The Thames and Cherwell valley setting keeps ambient humidity high, so drying times for mortar, GRP and biocide run longer here than on the surrounding higher ground.
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Free survey, written quote, no call-out fee. Covering Oxford and all of Oxfordshire.
