Loft conversion repairs - help!

Risinfromthegutter

Hi guys,

I was wondering if there was anyone here who could give me some advice on the above.

I have a loft conversion, and over the past week I had noticed a leak (a slight continuous drip from the ceiling). Today I took the polystyrene tiles off around the dripping area, and found a crack in the plaster underneath.

I touched it (very softly) to see how bad it was, and my finger went straight through. I now have a small hole in the ceiling which appears to go straight through to the roof. The plaster and stuff between there, and the roof, is just like soggy paper!

The affected area is only around an inch or two square, but the crack seems to run along the width of the ceiling.

Can anyone tell me what might be the problem (or the root of it)? How it should be rectified and the biggy ... how much is it likely to cost?

Any help will be hugely appreciated.

Kind regards

RFTG x

Chippy_Minton_2

Risinfromthegutter wrote: »

Today I took the polystyrene tiles off around the dripping area, and found a crack in the plaster underneath.

So we're not talking about a recent addition?

U've_been_framed

There is obviously a fault in the roof. It may just be a loose or damaged slate. It may be something more serious. Can you have a look at your roof from your loft window? If not try and look from the ground with a pair of binoculars. Check the ridge. Are there any cracks in the lead flashing? Does the extension have a felt roof? Is that ok?
Cannot say how much it will cost. But once you have cured the root cause it is just a matter of re-plastering the damaged area.

phill99

The damage to your ceiling etc is a justifiable claim under your Buildings Insurance. The insuranace Company will pay for repairs to the ceiling, walls, insulation etc. Its classed as 'ingress of water'. They will not pay for the cause of the damage ie the slipped tile or whatever is causing it. Its worth calling your insurers.

tomfun

Is the leak close to one of your Velux windows? If it is then it could be the flashing kit hasn`t been fitted very well and just a matter of sticking your head out and looking for any tiles out of place or any gaps between the flashing and existing tiles.

Risinfromthegutter

Is the leak close to one of your Velux windows? If it is then it could be the flashing kit hasn`t been fitted very well and just a matter of sticking your head out and looking for any tiles out of place or any gaps between the flashing and existing tiles.

Its a dormer conversion, the leak is not close to the window, its about a metre away. The leak is on the ceiling of the dormer bit. Though it is before the point at which it joins the roof.

The damage to your ceiling etc is a justifiable claim under your Buildings Insurance. The insuranace Company will pay for repairs to the ceiling, walls, insulation etc. Its classed as 'ingress of water'. They will not pay for the cause of the damage ie the slipped tile or whatever is causing it. Its worth calling your insurers.

I will check - thanks. I thought it would come under general wear and tear.

There is obviously a fault in the roof. It may just be a loose or damaged slate. It may be something more serious. Can you have a look at your roof from your loft window? If not try and look from the ground with a pair of binoculars. Check the ridge. Are there any cracks in the lead flashing? Does the extension have a felt roof? Is that ok?
Cannot say how much it will cost. But once you have cured the root cause it is just a matter of re-plastering the damaged area.

I think the flashing does need redoing also but the leak is from the top of the dormer.

Thanks for your comments x

Risinfromthegutter

Hi guys,

I refer to my previous thread of a few months ago.

As commented the insurers would pay for the "ingress of water" but not the repairs, so stupidly I left the problem as the roof stopped leaking, I think probably due to the increases in temperature and less rainfall. However, yesterday/last night it rained continuously and the leak worsened. To the extent that the loft/attic is drenched (i have buckets up there to catch the water but they had overflowed due to the rapidity of the leak), furthermore the leak has now come through the attic floor into my bedroom, dripping on the new carpet (its cream!), and also seeping through the light-fitting (scary?!).

Now I had a quote for the repair sometime before Christmas for £1600, there is no way I could afford this by any stretch of the imagination, but I do not think I will qualify for any means tested grants, as, as allows, my income will be just over the threshold. Is there anything else I could do? ... short of begging!

I want to move my young son up there so he has a larger bedroom, but obviously not in the state its in!

Cheers

RFTG x

itsakidsworld

It is impossible to say on here with the information you have given what the problem is and so try to guess any costs? Is the £1600 to re-roof or something as this is alot of money? Maybe the roof can be repaired to a good standard. What have they said in the estimate what the work will be?

It sounds like the problem with the roof needs sorting asap as to leave it will not only allow further water ingress but will cause substancial damage to timbers rotting, etc.

Are you able to post on here any pictures so I and others may be able to give accurate advice?

pimento

Get another couple of quotes and see if you can get it a bit cheaper and bite the bullet.

A leaky roof isn't something I would ignore.

Plasterer

Risinfromthegutter wrote: »

Hi guys,

I refer to my previous thread of a few months ago.

As commented the insurers would pay for the "ingress of water" but not the repairs, so stupidly I left the problem as the roof stopped leaking, I think probably due to the increases in temperature and less rainfall. However, yesterday/last night it rained continuously and the leak worsened. To the extent that the loft/attic is drenched (i have buckets up there to catch the water but they had overflowed due to the rapidity of the leak), furthermore the leak has now come through the attic floor into my bedroom, dripping on the new carpet (its cream!), and also seeping through the light-fitting (scary?!).

Now I had a quote for the repair sometime before Christmas for £1600, there is no way I could afford this by any stretch of the imagination, but I do not think I will qualify for any means tested grants, as, as allows, my income will be just over the threshold. Is there anything else I could do? ... short of begging!

I want to move my young son up there so he has a larger bedroom, but obviously not in the state its in!

Cheers

RFTG x

If your budgets that tight get the roof quoted as a seperate repair and FIND THE MONEY, it will only get worse if you don't. In doing this you will stop any further problems- the last thing you need is to have your bedroom rewired and plastered/decorated etc. Once the leaking has stopped you can then save up for the internal repairs. What you like at DIY? Show me some pictures and I can can talk you through a step by step DIY solution for the interior. To Recap PLEASE get the roof repaired as a minmum.

Risinfromthegutter

A leaky roof isn't something I would ignore.

Me neither in an ideal situation, but my income struggles to spread the month as it is, and it really only covers necessities. I could maybe push to a couple of hundred pounds but I cannot see a quote coming in that much lower than the other.

I do not really want to increase my borrowings either, Ive just got them to a manageable amount!

Should I just get it patched up for now, and save for it done properly, or would this intensify the problem in the long term?

Thanks for your response pimento, its appreciated.

Cheers

RFTG x