Lead Flashing ?

alex_lee

Hi All

Due to some storm recently and there was some leakage into my attached garage ceiling

Got a roofer in and he replaced the undersarking felt which had some holes in it .

I have also been told that the lead flashing between the garage roof and the house bricks has deteriorated and there are broken tiles under the flashing that need to be replaced.

Was quoted £980 for this job

Is this reasonable ? I know lead is expensive, but it still looks like a high amount for repair work.

Garage roof is low so no scaffolding required, About 11 feet of new step flashing where garage roof meets the house wall , replace broken tiles under flashing

I am getting more quotes but just would like to check if anybody has any idea how much these repairs usually costs.

Thanks,
Alex

Furts

Water should never be getting onto roof felt, so the roofer was wasting time and effort by not sorting out the real issue - did you pay for this? if so, was this what you wanted done, or was the roofer trying it on?

A stepped flashing could be a complex job. Nobody can say without seeing it but any stepped flashing done in the last 30 years is likely to be pre made cavity trays - a bar steward to do work with.

More conventional roofs could be soakers, or could have dpc traditional cavity trays built in., The problem here is frequently they are never done properly and problems such as yours arise.

What is a reasonable price depends on what you have and what standard of repair you are seeking. Basically how long is a piece of string?

dggar

I found this site very useful for learning about roofing problems.


https://www.fixmyroof.co.uk/video-list/


Could be helpful for discussing problems with your roofer.


These videos are a good place to start:-


How to Join a Roof Install an Abutment Soaker / Secret Gutter


How to Install Lead Roof Flashings - Easy fit roof flashing DIY


How to Install Step and Cover Flashing - For Roof Tiles and Chimney Flashings


How to fit simple Step Flashing - Step flashings for Slates, and overlapping Tiles


How to fit Lead Soakers - Lead soakers for a Wall or Chimney stacks

Wookey

How old is the house/garage and is the garage a later extension or part of the house build? Lead will last a lifetime if left alone, I would look to replace the broken tiles first as that is the most likely cause of water ingress along with a check on any ridge tiles and pointing. A cursory check on the condition of the brick wall for cracks or gaps in the brickwork or joints above the lead if it isn't lead trays that are built in but instead a stepped flashing.