Help - Leaking Chimney?

Werdnal

Noticed we have some water coming in around one of our chimneys, where the "stack" meets the roof. We have a 2 storey barn built on the end of the house, with the upstairs used as a games/play room, and no actual ceiling (ie open to the rafters), making the leak easier to see. The other side may be leaking too, but as we have a ceiling on the house side, nothing has penetrated yet.

Assume it was just a bit of pointing or maybe some flashing repairs needed, so called out a roofer to have a look. He has been this morning, and looked from the ground only to give us an idea (coming back with ladders etc for a proper survey next week). To our surprise, he thinks the actual chimneys need to come down to roof level, and have lead "trays" installed, as he cannot see any evidence of anything being fitted within the stack to prevent moisture running down the inside. There is flashing around the brick course above the slate level, and coming down under the surrounding slates, but he suspects this is inadequate. Chimneys were rebuilt 15 year ago, when we had the whole new roof put on, but this was done by a general builder, rather than roof specialist, so maybe he cut corners?

So the quick re-point/leak fix job we had envisaged looks like a lot more work and £££ than we though. Thinking of getting a 2nd opinion, but seems a very busy time for roofers in the area at the moment - today's was the 3rd we'd 'phoned and the first to actually turn up.

Does anyone have any advice here please? Is there any other quicker/cheaper fix? To give him credit, he did say we could paint the chimneys with "water seal", after a couple of dry days, and see if that helped, but would probably have to do it every 12 months, so not really a solution .

Doozergirl

I think you should post your job up on the mybuilder website and the FMB findabuilder service.

The people who are interested in work will contact you instead. From experience of trying to find a damp person this week - it works a lot better than phoning individuals.

edit: I just read that he didn't have a ladder. A roofer without a ladder?

southcoastrgi

Doozergirl wrote: »

I'm not convinced at all. Old houses with old chimneys don't have linings

I don't think the OP is talking about a lining, but is talking about a lead tray

Doozergirl

southcoastrgi wrote: »

I don't think the OP is talking about a lining, but is talking about a lead tray

I'm not even reading straight. Spent too much time at screen today.

Mankysteve

If it's only just started leaking then your problem is more likely to be flashing based than anything. Do the.usually get a few quotes and estimates of what needs to be done.

Werdnal

Doozergirl wrote: »

edit: I just read that he didn't have a ladder. A roofer without a ladder?

He didn't have a ladder with him, but was passing on his way somewhere when we phoned him, so made a detour to have a look!

teneighty

I would suggest most old chimney stacks do not have a lead tray although it is surprising that whoever rebuilt it 15 years ago did not insert a tray. However, providing the pointing is sound and the flaunching/capping, chimney pots and lead flashings are all in good condition water penetration should be minimal.

Very rough summary. Defective flashing usually shows up as water marks running down the face of chimney in loft space during heavy rain. Lack of tray or other defects would probably show as damp staining deep in the bricks that shows up several hours or days after heavy rain and takes days or weeks to dry out.

By the way, building a chimney stack is a bricklayers trade, not a roofer.

Good Luck