Roof/Dormer leak

jbondo

Hi all,

Recently bought a property and we knew there was a leak SOMEWHERE. We eventually discovered it was in the roof and had a roofer come out and take a look, found that it was leaking from the dormer so sealed it up..... Great few weeks went by and seemed to have fixed it. Last week noticed in the middle floor bathroom a dripping noise above. Had a look in the roof (We had to cut into the roof void to do some investigations) and discovered that there was another leak (https://ibb.co/Q9BVd2N , https://ibb.co/0KvnY2Y)

We've had the roofer come again today to take another look and said he can't see anything obvious except the tiles should be rolling over the end of the Dormer (https://ibb.co/Mc8WTB1) and that could be causing it but can't think of anutjing else. Said he could take a layer of tiles down, cement them back down over the dormer however could be expensive.

Picture of roof area: https://ibb.co/fGMvFdN . Just below the red circle is the 2nd floor bathroom and the ceiling has water stains (Was there when we moved in and viewed  the property in August 2019)

Obviously I'm no expert here so wondering what you guys thing. We're ganna get another roofer in to take a look too for a 2nd opinion.

We've also got Buildings/Contents insurance as well as emergency home cover and continplainting claiming on that, only thing I'm not sure about is could it be classed as a "existing issue"

Jackmydad

First off I'm not a roofer, but I don't think you're going to get an easy answer. Some shots of the outside of the roof around the leak area might help.
One thing I would say, is that with the extremes of weather we've been having, I wouldn't be surprised if more exposed roofs were leaking to some degree. Not that it's right if they do, but that water will drive up, under and in, especially if falls or spacings on the tiles or slates aren't spot on.

I've been in the roof space of an absolutely new house, moved in to literally a few days before. It was during a storm, and the house was very exposed to the SW. It was leaking all over the place! I told the owner and he said he'd get on to the builders. Don't know what the outcome was.

From what I can see there's no felt under part of the roof. If there's any sort of way up for warm air from the room below, then without a barrier your problem might be condensation on the underside of the roof. It's surprising how much water will actually condense on cold areas. 

jbondo

Jackmydad said:

First off I'm not a roofer, but I don't think you're going to get an easy answer. Some shots of the outside of the roof around the leak area might help.
One thing I would say, is that with the extremes of weather we've been having, I wouldn't be surprised if more exposed roofs were leaking to some degree. Not that it's right if they do, but that water will drive up, under and in, especially if falls or spacings on the tiles or slates aren't spot on.

I've been in the roof space of an absolutely new house, moved in to literally a few days before. It was during a storm, and the house was very exposed to the SW. It was leaking all over the place! I told the owner and he said he'd get on to the builders. Don't know what the outcome was.

From what I can see there's no felt under part of the roof. If there's any sort of way up for warm air from the room below, then without a barrier your problem might be condensation on the underside of the roof. It's surprising how much water will actually condense on cold areas. 

Thanks for the response, added a picture: https://ibb.co/fGMvFdN

I don't believe it's condensation. The leaking and noise dripping was only noticed when it was raining recently, Had a look inside the loft/roof void and could see a stream of water trickling down.

jbondo

Apologies for re-opening an old post however it's just an update.

So we employed a local roofer at the start of the month investigate the roof, scaffolding went up and they came, took off the tiles around the dormer on the right side, laid some new felt where the old stuff had failed, relaid the tiles and cemented everything back up.

Since then I've been keeping an eye on the leak through our 'access hole' and last week noticed what looked to be a dried up stream of water in a similar place as before but further up (Picture 1). It's hard to see if it was still leaking as it was dry when I had a look.

Come today, it's been raining here so I've took the opportunity to have another look and can see evidence of water still coming in as a small part of the green material (Not sure what it's called) is damp and a darker green (Picture 2). I can't see where that's coming from either.

Emailed  the roofing company and they said to keep an eye on it over the next few days as were due rain, report back and they'll said someone round.

Just incase anyone here has any knowledge with roofs, does anyone have any ideas what could be causing this at all?

Picture 1 = https://drive.google.com/open?id=15hiLdPoSHt3G9Ku6XKcURPiqNtbME6Ah (It's hard to see any evidence just because of the picture)

Picture 2 = https://drive.google.com/open?id=15mYT5iN6J0-jsunNx-l5n6xYpW_GFYbx , https://drive.google.com/open?id=15jK-ccK_w7gAVecCATn-y_CxTgaPwPg3 , https://drive.google.com/open?id=15S1NgPmNYc80oquCdCm5dN5FoqKurI-z