Roofing and Building in Lymington
We build extensions, garden walls and brickwork, plaster, render, fit kitchens and re-roof houses across Lymington, Pennington and Buckland. Thomas Hannen prices every job in writing after a free site visit.
The site visit is free and so is the written itemised quote. Thomas Hannen prices every job himself.
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Building work in Lymington
Builders for Lymington and Pennington houses
For builders in Lymington, ring 07435 839745 or fill in the form. We build extensions, garden walls and brickwork repairs, plaster, render, fit kitchens and re-roof houses in Lymington, Pennington and Buckland. Thomas Hannen books a free site visit and gives you a free written itemised quote.
Looking for a builder for the whole job? Builders in Lymington sets out every trade we take on in Lymington, how to choose a builder and how pricing works.
You may want more room downstairs and have the garden to take it. A brick wall along the road may have started to lean or crack. Or the roof over a bungalow or a back addition may be letting in water, and you want to know whether to repair it or build properly.
We are a building and roofing company based in Boscombe, and Lymington sits at the far edge of our area, so we book site visits at a set time. Walls, roof and plaster all sit on one written itemised quote, with one person to ring throughout.
What we build
The building jobs we take on around Lymington
Around the town, nearly half the homes date from 1945 to 1982, and about one in five is a bungalow. Most extension work here means adding to one of those.
Rear and side extensions
A single-storey room on the back or the side: footings dug and inspected, a floor laid, cavity walls in block faced in brick or render, a steel where the old wall is opened, then roof, plaster and floor. A plain rear extension takes several weeks on site. Two storeys, or a side extension on a tight plot, take longer and bring more rules with them. If the room you want would take the light from the rest of the house, we will tell you before you pay for drawings.
Bungalow extensions
A bungalow has no first floor to carry, so it extends at the back or side without much structural fuss. The work is in the roof: joining a new roof to a low-pitched old one without a valley that fills with leaves, and matching the tile. On a bungalow we may suggest a wider, shallower room over a deep one, so the rooms behind it keep their daylight.
Brickwork, walls and repairs
Garden and boundary walls, piers and retaining walls built new, walls rebuilt where they have leaned, and brickwork repaired where a lintel or corner has dropped. We match brick and bond, and on older houses in the town centre we use lime mortar. See brickwork and repointing in Lymington.
Plastering, rendering and kitchens
Plaster for new rooms and old, render to match the house, and kitchens fitted from strip-out to worktop with the walls made good first. See plastering in Lymington, rendering in Lymington and our kitchen fitting page.
Driveways, drainage and soakaways
Drives, patios, channel drains and soakaways. Roof water from an extension needs somewhere to go, and a soakaway only works where the ground drains, so we test before we rely on one. Approved Document H sets the rules. More on driveways and patios in Lymington.
Roofing, and roofers in Lymington
Tile and slate re-roofs and repairs, flat roofs in EPDM, GRP and felt, leadwork at chimneys and abutments, and dry-fix ridges on the exposed roofs near the water. In the conservation area, natural materials matched to the existing roof are the safe starting point. When the roof is the whole job, our page for roofers in Lymington goes into it properly.
If rain is coming in now, ring 07435 839745. Scheduled work Mon to Fri, 8am to 6pm. Something urgent? Ring, and if we miss you we call back.
Where the two jobs meet
Flat or pitched: the roof on your extension
A flat roof in EPDM rubber or GRP fibreglass keeps an extension low, suits roof lights and fits under a first-floor window. A pitched roof in tile or slate to match the house takes more timber and height, and on a bungalow it often looks the more natural choice. Both last if the fall, the edges and the upstands are right.
The weak point on any extension is where the new roof meets the old wall. It needs a lead flashing or a cavity tray, dressed properly. The wall and the roof over it are priced on the same written quote, each on its own line. See flat roofing in Lymington, or GRP, EPDM or felt compared.
Permission
Planning, building control and party walls
Lymington town is planned by New Forest District Council. Some of the parish is inside the New Forest National Park, which has its own rules (see further down).
Planning permission. On a house outside the Park and outside the conservation area, a single-storey rear extension can often go ahead without an application within the permitted development limits: 3 metres past the original rear wall of a semi or terrace, 4 metres for a detached house, and 4 metres high at most. The historic centre is the Lymington conservation area, and there, or inside the Park, a side extension, a rear extension of more than one storey, or cladding the house needs an application.
Building Regulations. These apply either way. Building control inspects foundations, structure, insulation and drainage as the work goes up. See Regulation 12 and Approved Document A for the structure and any steel.
Party wall. Building on the boundary, or excavating within 3 metres of a neighbour's building to below its foundations, needs notice at least a month ahead under the Party Wall Act.
How we work
How we run a building job
- Thomas Hannen makes the free site visit, prices the work and is your one point of contact.
- The written quote is free and itemised by stage, with provisional items marked as such.
- Scaffold is put up when the job needs it and priced on its own line.
- Nothing is left open overnight: roof and wall openings are sheeted and weathered before we leave.
- The site is swept daily and the waste leaves with us.
- Anything unforeseen is photographed and priced in writing, and only done once you agree.
Scheduled work Mon to Fri, 8am to 6pm. How we price a job shows what goes on the quote.
Price
What decides what a building job costs
- Foundations. Ground conditions, roots and drains decide the depth, and building control confirms it on site.
- Access. Room for a skip and a small digger, or everything barrowed through.
- Roof. Flat or pitched, and natural slate or tile where matching is expected.
- Materials to match. Brick, render and roof coverings that have to sit with the existing house.
- Drainage. Soakaway, new connection or a moved manhole.
- Steel. The size of the opening and the engineer's calculation.
- Finish. A plastered shell or a finished room.
Hold any builder's quote up against three questions: is it itemised, who is on site, and how are extras agreed before they are done? Citizens Advice covers what to check before you hire a builder.
Lymington
Inside the National Park, the house may already have used its extension allowance
Some of Lymington parish is inside the New Forest National Park, including land around Pennington Common and some of the marshes south of the town. The town centre is not. Check the address on the National Park's interactive property map first, because it changes the whole question.
Inside the Park, the Authority's guidance on domestic extensions limits a house outside its four main villages to an increase of up to 30% in habitable floorspace over what the house had on 1 July 1982. A small dwelling, one of 80 square metres or less at that date, is normally limited to 100 square metres in total. Earlier extensions count against the allowance, so a house extended in the 1990s may have little or none left. National Park land also loses the same permitted development rights as a conservation area, because both are article 2(3) land. So before paying for drawings, find out what the house was in 1982 and what has been added since. Tell us on the visit and we will price what can realistically be built.
Our work
From our jobs
Photographs from our gallery, captioned for what they show. None of them is labelled as a Lymington address.
Reviews
What customers said
Two new roofs, written by the customers after the job was finished. Both talk about the people as much as the roof: a team that explained each stage, and good communication through the week.
…The team were friendly, professional, and always turned up when they said they would. They took the time to explain everything, so I knew exactly what was happening throughout…
I am really pleased with our new roof. The team were friendly and professional and kept up good communication with us through the week. We had no issues and I'd definitely recommend to anyone. Thank you!
Free quote
How do you get a free quote in Lymington?
Send the form or ring 07435 839745. Thomas Hannen comes out to Lymington, looks at the job and puts an itemised price in writing, and neither the visit nor the written quote costs anything.
Our base is at 80a Wolverton Road, Boscombe, Bournemouth BH7 6HX. Scheduled work runs Monday to Friday, 8am to 6pm.
Planning at a glance
Do you need planning permission in Lymington?
Most repairs in Lymington need no application at all. What decides whether a change to the outside of your house does is who the council is, whether a conservation area or a listing applies, and whether the place sits in a protected landscape.
| Question | In Lymington |
|---|---|
| Who decides | New Forest District Council is the planning authority for Lymington. The National Park boundary runs close by, and the Park's property map shows which side an address falls. |
| Conservation area | Yes: Lymington Conservation Area. Check whether your street is inside the boundary before changing anything visible. |
| Listed buildings | Yes, there are listed buildings in and around Lymington. If yours is one, work can need listed building consent. |
| Protected landscape | The town centre is outside the New Forest National Park, but parts of the parish, including Pennington Common and some of the marshes, are inside it. |
Questions
Questions about building work in Lymington
Lymington is a fair way from Bournemouth. Will you come out?
Yes. Lymington is at the edge of our area, so we book the site visit for a set time, not a drop-in. The visit and the written quote are free, and the quote comes after we have seen the job.
Do I need drawings before you can price an extension?
Not for a first look. We can visit, talk through what you want and tell you what the job will need drawn and checked: plans for building control, and for planning if it applies. If you already have drawings, we price from them. For houses inside the National Park, check the floorspace allowance before paying for full drawings.
Is a builder the same as a building contractor?
Near enough. Both take on building work for a price. Building contractor usually means the firm that holds the contract and runs the job, and builder is the everyday word. The useful questions are the same either way: which company is on the quote, who is on site, and who you ring. For us that is Bournemouth Roofing & Building Ltd, company number 15471719, and Thomas Hannen.
What should a builder's quote for an extension include?
Each stage on its own line: groundworks and footings, floor, walls, any steel, roof, windows and doors if included, plaster and finishes. Scaffold, skips and waste should be separate lines. Anything uncertain should be marked provisional, with what would trigger it. It should also say plainly what is not included, such as decorating or electrics.
Can the roof on my extension be flat?
Usually, yes. A flat roof in EPDM or GRP laid to a proper fall lasts well and keeps the extension low. In the conservation area, or on a house where a flat roof would look out of place, a pitched roof in matching tile or slate may be the better route for planning. We can price both so you can compare.
Is Lymington town centre a conservation area?
Yes. The historic centre is the Lymington conservation area, under New Forest District Council. Inside it, side extensions and extensions of more than one storey at the back need planning permission, and materials are expected to match. Some streets may carry extra controls, so check the address with the council before you plan work on the outside of the house.
Trade by trade
Each trade on its own page for Lymington
Each page below goes into one trade in Lymington: the work, what drives the price, and which local rules apply.
- Extensions and all our building services
- Bricklaying and repointing in Lymington
- Plastering in Lymington
- Rendering in Lymington
- Kitchen fitting
- Driveways and patios in Lymington
- Roofers in Lymington
- Flat roofing in Lymington
- Repointing in Lymington
- Patios in Lymington
- Insulation in Lymington
- Loft insulation in Lymington
- Wall insulation in Lymington
- Fascias, soffits and guttering in Lymington
- Exterior cleaning in Lymington
- Gutter cleaning in Lymington
Who you are dealing with
A local firm you can check
Lymington and Pennington are the far edge of our patch at 14.2 miles, so we book the site visit at a set time rather than dropping in, and we work the SO41 addresses out towards Boldre, Brockenhurst and Sway.
You are dealing with Bournemouth Roofing & Building, the trading name of Bournemouth Roofing & Building Ltd, registered in England and Wales, company number 15471719. That takes a minute to check. Thomas Hannen owns the firm and he prices every Lymington job himself, so the person who quotes it is the person answerable for it. The written quote lists each stage of the work as its own line.
There is a verified customer's 10 out of 10 on our Checkatrade profile. The site visit is free and so is the written itemised quote. Scheduled work runs Monday to Friday, 8am to 6pm. For anything urgent in Lymington, ring rather than use the form, and if we cannot pick up we ring you back as soon as we can.
Free quote
A written price for building work at your Lymington address
Give us the street and what you want built or fixed. Say if the house is in the conservation area or inside the National Park, and we will price what can be built there.