Roof Leak - can’t figure out what it could be :(

Newuser0

Hi guys,

I posted on here a few months back in relation to a weird damp patch on the centre of a wall (external chimney running a long it).

As per advice on here, I had a roofer come in, since then I’ve had the flashings changed with new lead, new lead soakers, new back gutters and flaunching on top. It was great for a couple months but now the rains started again new patches have appeared in a different spot. It now is on the same wall but where the wall meets the ceiling.

I have spoken to the roofer who has come out and said he can’t see where the problem is as it’s had everything new (the back gutters were put in new FOC as new lead didn’t resolve the issue). I’m now at a loss as to what to do because this new problem wasn’t here previously, it appeared after the new gutters/flashing were put in. I’m not sure if the roofer - even if he can see the problem - would want to sort it under the 5 year warranty he has given seeing as though he has already fitted back gutters FOC.

The roofer is suggesting I get all the mortar between the bricks taken out and re pointed because apparently it’s very brittle. I can’t see that being the problem purely because there was no water ingress on that part of the ceiling prior to the work commencing.

Any suggestions guys?

I’ve attached a couple pics:

Thank you in advance 

KeithP

I read about that yesterday...
https://forums.moneysavingexpert.com/discussion/comment/77658597/#Comment_77658597

Why have you started another thread?

Newuser0

I thought maybe a new comment on a old thread doesn’t bump it up, and had no replies so thought it might be better to start a new thread 

Doozergirl

We need wider context again. 

And what is on the other side?  Does the mortar look okay or not? 

Is it possible that the wall is actually still drying out?  How long has it been? The colder weather might show the cold spots better...

It's interesting that it's moved, but I don't know what that means! 

Newuser0

Hey,

thank you for your reply.

the roofer has said the mortar isn’t good on the chimney so advised re pointing. However, I have already paid close to £1000 for new flashing, soakers etc to now find a new leak on a wall that wasn’t there prior to the work being carried out. Therefore, I’m a little sceptical to pay another £700 to have it repointed when it may not resolve the issue.

the other side of the wall is an external chimney running along it. So the breast is on the outside as opposed to internal.

the damp parts which can be seen are new and haven’t been there before. They seem to appear on heavy rain. But as the roofer has said everything is new so he doesn’t know what else it could be other than the pointing. My contention with that is, the problem wasn’t there previously, so surely that part of the wall should have been getting wet when I bought the house a year ago if the pointing was to blame.

i don’t want to get in to an debate with the roofer as I’m not an expert in that field in any way lol so thought I’d seek some advice on here as to what it could be.

I’ve attached an image of the external part of the offending wall. It’s the chimney closest in the pic (left chimney) and the room on first floor (Master bedroom). This pic was taken prior to work being carried out so the flashband is all gone now.

Newuser0

The above image may help lol 

the green circle is where the problem first appeared which has now been resolved. But now there’s water coming in on the red parts (which is the top bit of where the wall meets the ceiling, as per my images on the first post)

noitsnotme

Are the fireplaces/chimneys still in use?  Unused chimneys become a liability over time. We’re in the process of getting quotes to remove long unused chimneys as keeping them with regular remedial work is an expensive liability.

Newuser0

Yes both chimney are still in use  

I need warmth even with central heating lol nothing beats heat from a fireplace in winter 

noitsnotme

Newuser0 said:

Yes both chimney are still in use  

I need warmth even with central heating lol nothing beats heat from a fireplace in winter 

That rules my suggestion out then.

Different roofer for a second opinion maybe?

Newuser0

noitsnotme said:

Newuser0 said:

Yes both chimney are still in use  

I need warmth even with central heating lol nothing beats heat from a fireplace in winter 

That rules my suggestion out then.

Different roofer for a second opinion maybe?

I think I’m leading to the second opinion. Was hoping someone would be able to say it’s a certain part causing the issue, but I guess With roof problems, without seeing it you can’t give a definitive answer.

noitsnotme

Newuser0 said:

noitsnotme said:

Newuser0 said:

Yes both chimney are still in use  

I need warmth even with central heating lol nothing beats heat from a fireplace in winter 

That rules my suggestion out then.

Different roofer for a second opinion maybe?

I think I’m leading to the second opinion. Was hoping someone would be able to say it’s a certain part causing the issue, but I guess With roof problems, without seeing it you can’t give a definitive answer.

We took over the property with existing damp on the internal chimney stacks.  The first guy that looked at it repaired the flashing and it seemed to dry out in warm weather, internal walls were stain sealed and repainted.  Over winter the damp came back.  Several roofers have all said the same thing that chimneys are a nightmare to diagnose problems with and when you think you’ve fixed it one way, it becomes evident you haven’t!