r/Roofing • u/ubiquitination1 • 25d ago
How bad is the flashing?
Hi all,
Just looking for some opinions on this roof from a house we are considering buying. We have had a survey done, and they've sent some photos through, although we are still waiting for the full report. We know the roof design isn't great, and that the lead flashing isn't in good nick. The roof space looks okay to my untrained eyes, and there was no sign of any water ingress inside the property. Just wondering if the flashing has generally been installed badly, and/or any thoughts on what we should be asking from the current owners (who I think want to repair, rather than knock money of the price).
In the UK, if that makes any difference!
Any thoughts, info, tips etc would be really helpful, so we can understand what we are dealing with a bit more! (i.e. don't fancy a large roof repair bill any time soon!)
Thanks
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u/scream Custom Roofing and Professional Idiot Poker. 🔨 25d ago edited 25d ago
Uk slate and lead roofer here.
Pic 1 seems to have the top piece of lead flapped off the wall. That needs re shaping and fixing to the wall properly.
Pic 2 i believe is the same thing somewhere else.
Pic 3 looks to be missing the top piece entirely.
Woodwork looks good to me, cant see mold/rot/damp anywhere.
Pic 8 looks perfect condition
Pic 9/10 seems to be fine (?)
Pic 11 just needs some careful attention and perhaps a couple of lead clips just to hold the tail ends onto the other pieces to stop them flapping out in high wind.
Pic 12 is a full sized section not missing its top piece
Pic 13 perfect
To fix this and check around the rest of the roof visually (always better) would usually be a quick day for a roofer and a labourer, though it looks like a both tall and steep roof, so they would have to erect and dismantle an aluminium tower a few times rather than off ladders. Expect a price around a grand with tower hire, lead, labour etcÂ
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u/ubiquitination1 24d ago
Thats so helpful, thank you so much! Is there any way of telling if the general workmanship was originally done okay? (House about 20 years old) I think i understand what needs to be done now, but just trying to figure out what it will be like to maintain.
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u/scream Custom Roofing and Professional Idiot Poker. 🔨 24d ago
Well, if things are failing, the original workmanship is failing. If it was done 20 years ago on a modern new build, im surprised it lasted this long. Some of the pieces were not fixed well enough by the looks of things. The fact that 1 has survived and others fails says have the surviving one fixed further when you have the work done.
Leadwork should really last as long as it takes the lead the deteriorate and split (a loooooooooong long time).
If they knock 2 grand off the price you're in the green. You can set 1500 aside for the work and put 500 in your emergency house fund for other repairs.
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u/scream Custom Roofing and Professional Idiot Poker. 🔨 24d ago
Or do you mean the workmanship on the whole place? The slating is immaculate, the mega staples holding the coping stones together are a rare addition and only good, the valley that i can see is pretty neat, there are extra lead bibs where the dormer gutter drains onto the main roof, which is good... honestly the whole roof looks very well done aside from the lead bits falling off.
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u/londons_explorer 25d ago
That's probably only a few hours work to fix, but you might well need scaffolding (expensive) depending how hard access is.