Lead flashings on 1850 terrace

[Carissa]

There is water running down the walls at each end of my loft, some of it diverting into the roof timbers and the rest (I've just discovered) going into the walls of the rooms below.

A roofer has looked at it this morning and advised that I have no lead flashings on the chimneys and this is why so much water is coming in. There is just a sandstone base between the chimney and the roof. He has quoted to put lead flashings around the sides of the chimney that I own (so front, back and the one side of each that is mine).

I've done a little research myself, but is this the correct remedy for this age (1850) and style (limestone terrace, slate roof) of building? I don't want to get the work done then find that putting lead in these areascauses more problems.

Also, the quote was for £1100 - is this reasonable? I'm getting two more quotes so I guess they will give me an indication of general price range.

Finally - I thought one of the chimneys would belong to my neighbour, as I have no fireplace (and there never has been in my house) on that side of my house. But the roofer is certain that I still own half of it.

Thanks for any help

 

[Lime]

If what what the roofer has said to you is true and an accurate assessment of the problem, you have water entering your roof via the chimney stacks at either end of your roof.
At present there is a mortared joint between the tiles and chimney brickwork and he proposes to replace it with lead flashing.

Replacing the mortared joint with lead makes sense if done properly.
Many roofers do not do a very good job of it unfortunately.

His estimate of £1100 is absurdly overpriced unless you live in Battersea Power Station or a tower block.
Look around for some good leadwork and flashing on other houses and enquire of the owners who did the work.

Perhaps it may make sense to have the chimneys repointed at the same time if they are in bad condition.

Have a word with your neighbour/s about getting together and having the two complete stacks done and sharing the cost and making a better job.
You should speak to them anyway as the Party Wall Act applies here.

 

[andrew gayton]

I agree; very expensive quote. should be a days work to do both plus £200's worth of lead..... £500 max.

 

[biffvernon]

Is the cost of scaffolding included?

 

[andrew gayton]

no; that sort of work can be done of either a portable chimney scaffold or portable tower and gantry arrangement.... if not a ridge ladder (subject to a risk assesment.........)

 

[EmmaT]

We've just had something similar done to 1850s Victorian terrace - don't know the exact cost as was done as part and parcel of greater roof works, but to give you an idea, we paid £1,400 for two chimmneys reflashed and some serious additional joists and vertical equivalent (name escapes me) and supporting work. All in all about 4 days work - two of which was spent doing chimmneys - about a full day's work per chimmney, taking into account the tropical rainstorm that we had on one day. All done from ridge ladder etc.

Has stopped the water pouring in a treat.

 

[Carissa]

Thanks very much for the replies. As I've only lived in this country 5 years, I really had no idea whether the roofer's advice was correct or whether the price was reasonable or not. I did wonder if it was too high given that his explanation of the job made it sound like a fairly straightforward peice of work (if you knew how to do it). Friends have recommended a builder who has done some very good pointing on their wall, and he is coming to look tomorrow.

Good advice about talking to neighbours too...one is a rented property though and tenants moved out so all I've been able to do is put a letter through the door.

Is there any way of knowing whether the roofer's assessment of the problem is correct?

 

[andrew gayton]

it all sounds quite plausible.

 

[Carissa]

I'll ask around the neighbourhood for recommendations, but can anyone recommend a good roofer in Cumbria?

 

[Carissa]

Reading more on this site (which is very useful, btw!), my chimneys probably haven't got soakers either (I can't see any on the outside or the inside of the roof - although I dont' really know what they would look like?). So maybe his quote is for soakers and flashing - which £1100 might be more likely for?

 

[Lime]

Reading more on this site (which is very useful, btw!), my chimneys probably haven't got soakers either (I can't see any on the outside or the inside of the roof - although I dont' really know what they would look like?). So maybe his quote is for soakers and flashing - which £1100 might be more likely for?

As you have mortar in place it is very unlikely that soakers are fitted at all.
Soakers are imperative in this situation and should be part of the flashing quote/estimate.
(always get a quotation, never an estimate)
£1100 is still much too much money to pay.
You should not be able to see soakers from above the tiles because they fit between two tiles and curve up the brickwall/ chimney. They are then covered by further lead acting as a cloak.

 

[Nemesis]

Roofers - Matthew Charlton will cover Cumbria.

From:
http://www.northumberland-national-park.org.uk/VisitorGuide/WhatsOn/heritageskillsfair/demonstratorbiographies.htm


Matthew Charlton and Sons (Slaters) Ltd

Demonstration: Roof Slating and Tiling

Since formation in 1842 Matthew Charlton and Sons (Slaters) Ltd have built an enviable reputation for quality craftsmanship at affordable prices. With more than 150 years experience, the company offers the complete supply and fix method for all traditional roofing methods. Its experience has led to many contracts on historical sites, churches, cathedrals and notable public buildings, and the company has a longstanding workforce who take pride in preserving the heritage of traditional architecture. Matthew Charlton and Sons Ltd is the oldest roofing contractor in England and is still owned by the Charlton family.

Contact details:
Tel: 01434 606177
Website: http://www.matthewcharlton.com

Has recently done roofing work at Little Salkeld Mill.

Did excellent work for us on a previous house.

Or give SPAB a ring.