Roof Leak - Strange one (pics attached)

leveller2911

keystone wrote: »

OK well that at least removes those possibilities I've mentioned from consideration then.

UHM doesn't like you using their piccies BTW.

Cheers

Wonder why UHM don't show dressing the leadwork?:D

They should have mentioned always fit rafters with the "Bow" up and also when cutting rafters you should generally leave 2/3 rds on and only cut 1/3 rd of the width of rafter our for birdsmouth... I'm being picky but if they are gonna show pitching a roof then they should do it properly.

Krav

The 2nd builder who fitted the flashing a year ago to supposedly fix the problem (which did seem to stop the leak) came for a few minutes to have a look and said it is because water is entering the top of the wall on the party wall between our house and the neighbours. But because it is not the flashing that is a problem it is a separate job as it has been fine for a year. I kind of see his point but he never fixed the original problem which was the leak! Will get another opinion, this time from a roofer to see what they say, rather than a builder.

leveller2911

The problem with water leaks is that you may see the damp patch in one place but the fault may be 5 metres away.Water leaks are notorious for taking time to solve.

Normally a process of elimination.

ormus

as above.
water can travel a pretty big distance before it shows itself again.
the leak could be almost anywhere.

Ruski

Was it windy the night before you noticed the damp patch appearing?

justjohn

if its the party wall run lead flashing rite along it, however whats at the other side?? if its a valley/gulley it could be leaking there.

docmatt

What pitch is that roof btw?

Krav

Hello Again,

Many thanks for taking the time to respond/comment/scratch heads etc

I had a roofer (note: not a builder) come in this morning to take a look (he went on the roof and took pictures to show me). He came back and told me it is the lead flashing I had (which was fitted by a 2nd builder a year ago and brand new). The problem is the concrete which holds the flashing has large cracks (it looked a mess from his picture - I had to ask "so it's the roof above the leak right?" as it seemed so bad), also there seemed to be lots of water when he lifted up the flashing as it has not been pushed down correctly (or over time has been raised which is probably why it never leaked for a year). He also commented that there was hardly any pitch on the flashing.

He recommended the flashing be removed and refitted (no new flashing necessary - use the old one) with new stop bead and render. Quote is £320 inc labour and materials. Said the job is not a big one. This is a local guy from MyBuilder with 20+ jobs and 100% feedback. Looks decent and seems to know what he is doing.

I paid £325 (inc new lead flashing, render and bead) a year ago to the 2nd builder to fix this so not very happy I have to have it fixed again for the 3rd time. I actually rung him and told him what the roofer told me, after some not so very nice comments towards the roofer, he said I cannot expect him to fix it after a year etc, and seemed generally very unhappy but said he will come out to have a look but told me not to ring him again after he has a look at it. He sounds like he will come but he's attitude suggests he will just put some render and disappear rather than taking the lead off and doing it properly. He also does not have a device the roofer mentioned to push the lead against the tiles.

Got another roofer coming in tomorrow for a second opinion. Not sure what to do, if I let the 2nd builder back he may just prolong the leak and I may be back where I started come winter.

ormus

welcome to the world of professional roofing.
no wonder diy is so popular.

teneighty

It is difficult to tell from the photo but it looks like it is the wall causing the problem and not the roof.

It appears that the party wall has been carried up above the roof ridgeline and from the staining was originally finished with a brick on edge coping course, a very common detail especially in London. This has subsequently been rendered over, probably because it was leaking, and done very badly by the look of it.

I would suggest that the recent heavy rain has been soaking into the wall from above and is now showing below the wallplate internally. It is probably only prolonged very heavy rain that allows enough water to penetrate which is why it has only just shown itself.

Remedial work would be to rebuild the coping/caping ensuring there is an adequate horizontal damp proof course so that rain cannot soak down into the wall. Replacing or redressing the lead flashing will not help as it is probably only dressed into the wall by about 25mm whereas it should be continuous with the damp proof course or coping.

Thats my opinion anyway for what its worth.

Good Luck