How much to replace flashing on roof?

Jonny_B_3

Hi all

I've got a couple of small leaks in my upsatirs extension. The roof tiles look in good order and I'm sure its the flashing - the leak is right at the very top when it rains heavily.

Anyone any idea how much it is to replace about 4 metres of flashing?

Cheers!

jennifernil

Is it lead? It is expensive. We had about 6 m replaced where 2 roofs join and it cost £480.

Jonny_B_3

Ouch! Hopefully its not lead then!

I suppose it could be replaced by something other than lead.

Humpty

I normally sell a 6mtr roll of code 3 lead for £30.00 plus vat.

I should cost no more than that in your local builders Merchant.
(or me depending where you are located)

When you are there, ask them to recommend a good, cheap, local roofer to do the repair.

Cheers

Humpty

Jonny_B_3

Nice one, thanks.

shoaib

I live in a terraced house, about a hundred years old, with solid redbrick walls, dormer window attic conversions and a dark slate roof. On one side of the property there is pair of chimney breasts within the house, one of them rising through the front rooms and one rising through the back rooms. On the other side of the house the walls are flat where my neighbours have corresponding chimney breasts running inside their property. I noticed some dry stains on the attic ceilings next to these chimney breasts when I moved in about two and a half years ago.

Last year some houses half a mile away had their roofs ripped off by a tornado. A couple of months later (around Sept/ Oct) when it rained heavily I had water appearing where the chimney breasts meet the ceilings in the attic bedrooms. This affected both the chimney breasts that were within my property and one patch of wall corresponding to my neighbour's front attic chimney breast. The water ingress was severe enough to cause the wallpaper to peel off the plaster and the upper walls were wet to touch. None of my neighbours on the either side found any damp when I asked them to check their attics.

The insurance company admitted there were a number of claims in my neighborhood since the tornado and asked me to arrange written quotes from at least three roofers.

The problem is that the two roofers I have had round, on the basis of inspecting from the ground, say there is no obvious damage to the slates or the pots on top of the chimneys. They both suggest that the lead flashings (where the chimneys meet the roof) may be leaking, although I find it odd that three lots would have failed at once. In addition one neighbour said the rendering on her chimney had to be repaired to solve a similar problem. These repairs would not be covered by my insurance as they represent wear and tear rather than storm damage. Neither roofer has given me a written quote despite promising to do so.

Quote 1: £150 + VAT per chimney to replace the flashings with "Code 4" lead. (He quoted £370 all-in before Xmas ... again over the phone, I don't know why the price hike)

Quote 2: £460 (cash only) to replace the flashings, fix any rendering problem and to add a line of flashing between my roofline and next door (whose roofline is slightly higher than mine as our terrace is on an incline).

I'd like to get the work done as soon as possible but I don't want to be ripped off:

(1) Does anyone know if I should be looking for someone to find a single point of entry for the water, isn't it rather a coincidence that the flashings failed on three chimneys at the same time?

(2) How much should it cost to re-render the brickwork and replace the flashings on three chimneys (the couple next door are elderly retired and I do not want to ask them for money for a problem that is not affecting them, even if it is their chimney)?

(3) What is the difference between the Code 4 lead quoted by the first roofer and the Code 3 stuff mentioned on this thread above?

(4) Is it reasonable for me to ask the person who undertakes the work to guarantee there will be no more water entry? In other words to take responsibility for fixing the problem rather than just doing some random repairs to the roof?

I would be very grateful for any help/ insight/ advice.