Leaking dormer roof and differing opinions from 4 different roofers to fix... help?!

Discussion in 'Builders' Talk' started by Guineapig, Feb 14, 2020.

  1. Guineapig

    Guineapig New Member

    Hello everyone

    For a few months to a year our converted dormer roof on our bungalow has been leaking on and off. It doesn't ways leak, it can rain heavy and there will be nothing and some light rain and it can leak. Sometimes we can go months without anything. When it does leak it's enough to need to put a bucket underneath and now we've noticed a damp patch on the ceiling on the gable end where the dormer roof cladding meets the tiles.

    We bought the house 2 years ago and the roof is now approx 4-5 years old and out of its guarantee. The cladding on the dormer is also relatively new, fitted approx a couple of years before the roof I believe. A full structural survey showed that the roof was missing eavesguards which was rectified by the company prior to closing the sale on the house.

    A few months after moving in the leaking starts. Apparently the people who did the roof were not specialist roofers but builders and after the eavesguard issue I wanted to get roofers to look at the issue. Four different roofers later, four different opinions:

    - one thinks the lead on the side should be tucked under the tiles, not over (this one didn't even get on the roof to have a look)
    - one thinks the cladding isn't sealed to the middle window properly
    - One thinks the felt is too short
    - last roofer had a thorough check. He removed a couple of tiles to check for water underneath middle window (all ok) but checked flashing at the side. He said it looks like builders who did the roof left the old flashing on (so there are two layers) and agreed with the other roofer in that the felt was too short. However both the felt and cladding should be much longer and tucked way under the cladding and the only way to rectify was to completely remove all the cladding and essentially redo. I thought he was trying to rip me off but he said the job was too big for him to do.

    I can get onto the original builders to try to rectify the problem but the roof is past its guarantee, other route is house insurance (I think?), but as I've been told four different stories I'm reluctant to do anything but I really need to sort this out!

    Help! I will upload a couple of pictures when I work out how to. It keeps saying that my file sizes are too big.
     
  2. Guineapig

    Guineapig New Member

    20200214_141418.jpg 20200214_150124.jpg 20200214_150154.jpg The red circle in the room is where the damp patch is present and the red circles on the roof is opposite this damp patch and where we think the water is coming in. The green circles is where one of the roofers thinks the cladding/flashing needs sealing properly (the green circle in the room is adjacent to the green circle on the roof outside.
     
  3. Hans_25

    Hans_25 Screwfix Select

    I think it will be impossible for anyone to say with 100% confidence exactly what is wrong until they get up there and start taking things back. The 4th roofer sounds the most plausible. At some point you need to decide (a) to live with it (b) get it sorted properly which could cost. But living with it could cost more in the long run - water is never your friend.

    My suggestion would be to see if others you know have used a roofer and can recommend someone who will do a good job but not rip you off. Roofing work can cost £££ as access is difficult and scaffolding might be needed.
     
  4. wiggy

    wiggy Screwfix Select

    I reckon the lead is too short on the left. It also dips in to the cladding.
     
  5. wiggy

    wiggy Screwfix Select

    It hardly passes the corner you would expect a good couple inches of lap there to allow for more of an upstanding behind the cladding, easy fix.
     

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  6. Jord86

    Jord86 Screwfix Select

    The lead at the front is too short, the lead at the side looks to be a mess, looks like it’s two lengths rather than stepped flashings, where the lead on the side overlaps the lead on the front is again too short.
     
  7. Guineapig

    Guineapig New Member

    Thanks for the replies guys, I really appreciate it.

    I'm so furious. The house was advertised to us 'with a new roof' so you'd expect no problems and we paid for a full structural survey which highlighted only minor things.

    The lead where the red circles is is double layered that I mentioned in the first post. The 4th roofer reckons the builders left in the old flashings when they did the new roof. He reckons this is a grade 3 and should be at least a 4 and the cladding needs to be completely removed so that the flashing can be completely tucked underneath the cladding so it is long enough.

    The other roofer who was in somewhat agreement that the flashings and felt were not long enough did not mention that the cladding needed to be removed for this to be fixed. Is this standard?
     
  8. MrPhilW

    MrPhilW New Member

    Did you get this sorted? We have exactly the same issue, with a wet patching forming on the ceiling below, exactly underneath the dormer cheek. I would consider removing the cladding, having the lead re-done properly and checking for soakers down the side. Also check the felt on the dormer cheek. Had exactly the same issues, with roofers simply speculating about what it could be and throwing some wild prices into the mix.
     
  9. Melissa_

    Melissa_ Member

    Did either of these get sorted? I have a similar issue varying pricing. The leak is coming through the bottom of the window on right (inside), left if facing outside. I had the leading around the windows replaced this year. Another roofer said it wasn't done right but I can see the metal bit underneath. Unless it wasn't sealed properly. I'm very confused. I've even been told the window needs replacing but a window company said the windows fine. Thanks
     

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