While you are waiting for a roofer to attend to failed lead flashing at your Upwell property, there are sensible steps you can take to limit damage, and a few things that are best left alone entirely.
Lead flashing seals the joints where your roof covering meets a vertical surface: a chimney stack, a parapet wall, a dormer, a valley between two roof pitches, or a flat roof upstand. When it is properly installed using code 4 or code 5 lead sheet dressed to British Standard, it provides a watertight seal that can last for many years. When it fails, it is one of the most direct routes for water to enter the roof structure and the rooms below.
We carry out all types of lead flashing installation and repair across Upwell and the Ely area. If your flashing has already failed and you are waiting for us or another roofer to attend, the information below will help you manage the situation sensibly in the meantime.
Water ingress from failed lead work tends to be consistent rather than random. It typically appears after rain, often in a specific place on a ceiling below a chimney breast, a valley or a dormer. If the damp patch moves around or appears without rain, the source is more likely to be condensation or plumbing. A static damp patch that worsens during or after wet weather, directly below a chimney stack or roof junction, is a strong indicator of flashing failure.
From ground level, visible signs of a problem include lead that has visibly lifted or buckled away from the masonry, missing sections of flashing, white salt staining (efflorescence) on chimney brickwork, or mortar that has fallen away from the lead chase. You do not need to get onto the roof to observe these. Do not get onto the roof yourself: the risk of a fall is not worth it, and walking near failed flashings can cause further damage to the lead and surrounding tiles.
If water is actively dripping from a ceiling, place a container underneath it and lay down towels or absorbent material to protect flooring. This sounds obvious but it reduces secondary damage to floors, carpets and furniture that can be costly in its own right. If water is tracking along a ceiling joist and dripping at a point away from the actual entry point, follow the damp patch back towards the likely source rather than assuming the drip point is directly below the leak.
Move furniture, electronics and valuables away from the affected area. If water is near a light fitting, ceiling rose or electrical socket, do not use that circuit until a qualified electrician has confirmed it is safe. Water and electrical fittings are a serious combination. Switch off the circuit at the consumer unit if there is any doubt.
Take photographs of the damp patch or drip point, and if possible of the visible flashing from ground level or from a window. Dated photographs are useful if you need to make a household insurance claim, and they help the roofer understand the pattern of ingress before they get onto the roof.
If timber or plasterwork has become wet, improved ventilation in that room will help it dry out and reduce the risk of mould developing. Open windows when the weather allows. Do not use a dehumidifier directly under a drip point while water is still entering, but once the source is sealed and the roof repaired, drying the room out promptly limits secondary damage.
This applies even if you have a ladder and feel confident at height. Roof tiles are slippery when wet or weathered. Lead flashing around a chimney is at the highest and most exposed part of the roof. A fall from roof height causes serious injury. Leave the inspection and repair to someone with the correct equipment and experience.
Lead flashing sealant, self-adhesive flashing tape and similar products are sometimes used as emergency measures, and in the right hands and the right situation they can temporarily reduce water ingress while you wait for proper repair. However, they are not a substitute for correctly dressed lead sheet. Poorly applied sealant can actually make the eventual repair harder by bonding debris to the lead surface and making it more difficult to re-dress or re-point correctly. If someone suggests applying tape as the permanent solution rather than a stopgap, that is not adequate for a long-term fix.
A small gap in a mortar chase or a lifted section of flashing will not close on its own. Each subsequent rainstorm pushes more water into the roof structure. Wet timber can begin to rot within weeks in the right conditions. Plasterboard and lath-and-plaster ceilings deteriorate quickly when wet, and if the problem is around a chimney, saturated brickwork can cause internal salt staining that is expensive and time-consuming to remedy. Acting promptly is always cheaper than waiting.
Any contractor who gives you a firm price for lead work without getting onto the roof first is guessing. The scope of lead work depends entirely on what the existing flashing looks like up close: how deep it is set into the chase, whether the lead itself is cracked or just lifted, whether the mortar can be re-pointed or whether the chase needs re-cutting, and what condition the underlying masonry or timbers are in. Insist on a proper inspection before agreeing to any price.
As a general guide, straightforward chimney flashing repairs, where one or two sections need re-dressing and the pointing renewed, typically cost in the region of £150 to £350. A full re-flash of a chimney stack with new code 5 lead all round is usually £500 to £1,000 or more, depending on the size of the chimney and the ease of access. Lead valley replacement is generally priced per linear metre and typically falls in the range of £100 to £200 per metre. These are honest UK ranges: exact costs depend on the specific job and what is found on inspection.
A proper inspection means someone physically getting onto the roof and examining the flashing, the chase, the pointing and the surrounding masonry or tiles. Before any work is agreed, ask what code of lead sheet will be used (the answer should be code 4 or code 5), whether the lead will be dressed into a cut chase or pointed over the surface, and how long runs will be jointed to allow for thermal movement. These are reasonable questions and any competent roofer should answer them clearly.
We cover Upwell and the surrounding area including Ely for all lead work. If you have a lead flashing problem and need someone to attend, call us to arrange a roof survey and we will give you a straight assessment of the work involved.
No obligation · We usually respond within 2 hours
Storm damage, active leak, damaged ridge - we aim to be on-site within 24 hours.
