Roof leak

fx_wizard

Morning all ...

I noticed on Saturday evening I had damage to the ceiling in the living room from a possible leak on the roof, my living-room is directly underneath the pitched roof, which was part of an extension that was built in the 1980s.

I have owned the property for almost 3.5 years.

I have had two roofers out since Saturday, I had a look in the attic, but as it is quite shallow (pitched roof), I cant get across to inspect the area where I think the issue could be up close, but looking from the access point in the attic with the torch I couldnt see anything

The first said good news as the lead flashing, where the extension meets the old victorian property looks solid, no issues. He said that some of the tiles and felt needed replaced, that he could do a section for GBP 600.

I went up on the roof with him, and obviously the tiles are old, and I could see one that was cracked and some others had slippage. the area in the livingroom where there appears to be an issue I imagine would have had a fireplace originally, as its where they chimney stack is. Again the roofer said he couldnt see any issues from what he could see as the chimney stack on the roof didnt look wet or compromised.

The second roofer, initial words were, "roofs not in great shape", then said he could tidy up a section and replace 50 tiles where needed BUT couldnt guarantee it would take care of the problem as he can only do that if doing the full roof.

I went up with both of the workman, and didnt mention the other quote.

I have a 3rd roofer coming out.

I'm just concerned as I cant figure out what may have caused the issue.

I have money to get the roof fixed, what do you think would be the best path to take ...

any advice welcome.

The damage is at the side of the livingroom, where the cornice is ... this is the same location where the pitched roof on the extension meets the old property.

When I went up on the roof, the gutters were fine, the roofer did mention some slippage, and i could see a cracked tile which is roughly above the area in the livingroom I think.

G_M

* describe the damage to the ceiling.
* when did it first appear and is it ongoing (getting worse)?
* does it get worse when it rains?
* where exactly is the damage? Edge of ceiling where it meets a wall? Middle of ceiling?
* Is there a water tank, or pipes, in the attic?
* have you checked gutters and downpipes?


Personally I'd go into the attic or get a small boy up there on all 4s. Or both.


But it sounds like you probably just have to replace the slipped/damaged tiles. My odd-job chap with a ladder would do it for £100 or so. A 'proper' roofer will cost more (but do the same job!).


You'll never get a guarantee unless you replace the whole roof, as another old tile mght slip at any time.

fx_wizard

Added a picture via ... [/tinypic.com/view.php?pic=2954in4&s=9[/url]

describe the damage to the ceiling.
* when did it first appear and is it ongoing (getting worse) - notice it on Saturday evening, at the moment it looks similar, and I havent noticed it change much with the recent few rain showers we have had this week.
* where exactly is the damage? Edge of ceiling where it meets a wall? Middle of ceiling? The damage is at the edge of the ceiling where the cornice is, this area is near to where the extension joins with the old property, but I checked the flashing it is solid. Gutter looks good too. There are no water pipes or tank in the attic.

I think it is most likely to be slippage in the tiles.

AdrianC

fx_wizard wrote: »

I went up on the roof with him, and obviously the tiles are old, and I could see one that was cracked and some others had slippage. the area in the livingroom where there appears to be an issue I imagine would have had a fireplace originally, as its where they chimney stack is. Again the roofer said he couldnt see any issues from what he could see as the chimney stack on the roof didnt look wet or compromised.

Smallish volumes of water love nothing better than running downhill. If there are cracked or slipped tiles above the chimney, it could well be running down the backs of other tiles until it reaches the point it can't run down any more - the chimney - then dripping from there. They don't even need to be in a dead straight line - you can see from the overlapping tiles that it would be straightforward for water to track along a non-straight path.

Geordielad

There are several possibilities here.
It's possible it could be slipped tiles, if it's against a wall it could be your pointing has fallen out a few courses up. Is the lead flashing set into the brick course, and not just sealed with mastic.
Slipped slates are a half hour job although you will often find more as you work. Look for a problem as close to the damp area a small possible, above of course.
I can see a photo?

fx_wizard

Just a little update, had another chap come out on Saturday to take a look ' A RATED ' roof from checkatrade.

Basically took a good look in the attic and a look at the roof, he thinks it is just debris from the trees and leaves blocking water when heavy rain comes, which then backs the water up and then it goes under the tiles.

He said that he could charge me for work, but there is nothing major and that i've just to keep an eye on it, and if something was to be done it would be better to do the work in the Summer, and just add some measures to help the water flow more naturally.

I totally wasnt expecting the chap to be so helpful, he removed the leaves for me.

He is based in Glasgow so i'd recommend.

AdrianC

fx_wizard wrote: »

Just a little update, had another chap come out on Saturday to take a look ' A RATED ' roof from checkatrade.

I'm rarely that impressed by these "ratings" schemes. It's usually a case of whether a trader's paid to be a member, no more.

Basically took a good look in the attic and a look at the roof, he thinks it is just debris from the trees and leaves blocking water when heavy rain comes, which then backs the water up and then it goes under the tiles.

Blocking the gutters? If so, it's easy - just as he cleaned them out for you while he was up there. Just up a ladder and scoop it all out with your hands. It's basic property maintenance...

G_M

checkatrade?


:rotfl:


I could set myself up as a roofer tomorrow and pay to get on checkatrade. And within a few days could give myself some 'A' ratings.


But you may have fallen on your feet if he's cleared the gutters for nought, and if he's right that that was the problem.


But given that you now know there are slipped tiles up there, I'd get them fixed even if they are not causing the current problem - just sensible maintenance.

Kjames

You were lucky with who you got from Checkatrade, they’ve even started giving them fake phone numbers so they can disappear if there is a problem.

G_M

If you want websites that recommend tradesmen, use either



* Which?
or
* Trading Standards