Roof leak - repair from inside?

ppp123

You can do a temporary internal patch to manage the water, but it won’t solve the root problem.

From inside, the best you can do is fix a sheet of heavy-duty plastic or roofing membrane above the damaged area and dress it so any water runs down and out to the eaves. That can reduce active leaks short-term, but the timbers will still be getting wet and deterioration will continue.

Longer term it really does need fixing from the outside — failed felt usually means tiles, flashing or the valley detail are letting water in first. An internal patch is only buying time, not avoiding the scaffold job.

jvjack

Definitely get other roofers to have a look at the roof again from above, Either using ladders or zoom on mobile.
They will look for free so best to do that.
The first one you had just might not have spotted the problem.
Had my roof done recently. Was leaking into loft a bit like yours and then into bedroom ceiling. They spotted a strip of splitting lead on the roof in what they call the valley where two parts of the roof meet. They showed me the pictures of it.
Had to have scaffolding , Cost altogether £2100
Hopefully yours is not that , but just get other roofers to have a look for free, From what others are saying , the felt is not the problem. The water is falling onto the felt from above it,

BuyersRemorse

https://forums.moneysavingexpert.com/discussion/comment/81853873#Comment_81853873

We actually had a roofer fix a leak in the valley on the other side of the roof just last summer, and guess what, after heavy rainfall this week, this morning I noticed water coming through the valley again! They said the work is guaranteed for 10 years so they'll be getting a call from me - maybe I'll get them to have a look at the other leak while they're here.

jvjack

Definitely do that. They might find something more simple like tiles not secure.
My valley fix seems to have worked. After reading what you've said though said i checked the loft and all seems ok.
Luckily got it done in time as last 2 months has rained every other day.

BuyersRemorse

I've been struggling to get roofers to come and investigate the various issues we're now having due to the heavy rainfall here in the Southwest over the past few weeks. Seems there are a lot of roofs in need of repair. I've now identified 3 separate issues:

1. The leak in the roof of the rear addition, as described above
2. Additionally, I noticed a lot of condensation on the felt in the loft space of the rear addition, which suggests a lack of ventilation
3. The main loft space has a leaking valley above the bay window, this looks worse every time I go up there. There is now mold on the wet timber and also some water coming through the ceiling of the front bedroom. The valley was supposedly repaired last summer, and the contractor is meant to come and look at it again, but they haven't showed up yet. Looking at the extent of the water damage in this area, I question whether it's only the valley or whether there's something else going on.

I'm thinking about paying someone to undertake a thorough investigation to advise on whether it's worth trying to repair these issues or whether it's time to put a new and better roof on. We had hoped not to have to do this for at least a few years, or at all if we move somewhere else within 5 years or so, but all these repairs are going to add up so it might be better to face the music.

Spending a lot of money on a new roof obviously isn't very attractive when you don't know how long you're going to keep living in the house, as it doesn't necessarily add value to the home. Does anyone have any tips for renewing a roof while simultaneously upgrading it to add value to the house - eg. we could ask them to put a Velux window in or improve the insulation, making it easier for us or a potential future buyer to do a loft conversion at some point. If we're going to invest in a big project and get scaffolding up and everything, I'd rather make the most of it!

BuyersRemorse

https://forums.moneysavingexpert.com/discussion/comment/81864086#Comment_81864086

Glad it's going ok so far… fingers crossed!

WIAWSNB

https://forums.moneysavingexpert.com/discussion/comment/81869564#Comment_81869564

You haven't shown us what the outside roof looks like. But, in general, you only 'replace' a roof when it's really needed - tiles slipping off regularly, rot in timbers, etc.

All roofs need repair and upkeep at some point. There is nothing you have shown us that should cause alarm - yet.

Yes, I think it's a good idea to get a separate roofer out to check it all and advise, but it has to be someone you can trust, and that ideally means a personal recommendation.

Almost certainly the two leaks you are having are very fixable, and that should sort most roofs out for a surprisingly long time - years.

Yes, a 'new' roof will make your house more saleable, but most likely nowhere near by the amount you will have forked out for the job. And, if your house has the obvious and desirable potential for a loft conversion - if this is a common occurrence in your 'hood with these types of properties - then potential buyers will possibly be put off by your new roof, as they may feel they'd be expected to fork out a premium for your house, when the first thing they'll be doing is to rip the roof off again… They'll look for a house with an already-dodgy roof instead, and haggle!

A loft conversion of real use will almost certainly require major modification to the loft and roof space, so adding a velux now just won't cut it.

So, I'd hunt for a recommended local roofer, and get a full assessment of the roof condition. See what they recommend. Ask how long repairs will be expected to last, and what future issues you can expect over the next 5-10 years. And ask for the cost of a full recover - at least you'll know.

The condensation appearing at the moment might not be a concern - you can expect this during cold and wet spells. As long as it's a glisten on the felt layer and not dripping off excessively, and as long as it disappears when the sun comes out (except, perhaps, on north-facing sides in this cold spell), then it can almost certainly be considered normal and of no concern. Just keep an eye on it. Ask the roofer about it too.

ian1246

Op i feel for you. I moved into my semi-detached 3 bed in December 2023, only to discover significant leaks over the master bedroom.

Turned out due to houses roof having a low pitch, there was insufficient overlap between the tiles allowing Water Ingress. The 50+ years old Felt gradually perished - allowing water into the loft, soaking the insulation & plasterboard beneath.

On top of that, the Chimney pointing had perished and the flat roof at the front of my house needed replacing (which i knew about prior to purchase).

All in it cost around £9000 to strip the tiles, renew the felt & baton, retile with additional overlap (thus more tiles), knock the Chimney stack down below the roofline & redo the Flat Roof with a modern rubber roof.

Touch wood, its fixed the issue.

Good Luck!

Albermarle

https://forums.moneysavingexpert.com/discussion/comment/81869682#Comment_81869682

And, if your house has the obvious and desirable potential for a loft conversion - if this is a common occurrence in your 'hood with these types of properties - then potential buyers will possibly be put off by your new roof, as they may feel they'd be expected to fork out a premium for your house, when the first thing they'll be doing is to rip the roof off again… They'll look for a house with an already-dodgy roof instead, and haggle!

I thought normally you do not have to rip a roof off to do a loft conversion? although you may well destroy part of it for a dormer. I guess if the roof is dodgy though, it could be replaced at the same time as doing the conversion, so killing two birds with one stone.

A loft conversion of real use will almost certainly require major modification to the loft and roof space, so adding a velux now just won't cut it.

In fact I would guess having a cut price conversion to a storage area etc would actually be a hindrance to anyone wanting a full conversion to a habitable space. I think it would be simpler to do the latter from scratch.

moneysaver1978

I am not a roofer and times may have changed in recent years but I thought scaffolding necessary only for major roof works so surely a small roof job shouldn't require one?