Chimeny stack damp problems

[kit12081973]

During the severe wet weather and storms over christmas we had water coming in through the chimney stack into the lounge. Initially we had a pool of water in the ceiling wallpaper. Later on we had a large water stain on the ceiling and chimney stack in the lounge. We had a number of roofing companies in to the view the issue and was advised that the chimney stack needed repointing and the flashing renewed. We decided to have the entire stack repointed and re-flashed with a couple of coats of weathershield. Further to getting the work completed we still experienced a number of wet patches in the lounge when it rained - looking in the roof void we found the chimney stack to be saturated and with the dampness seeping down through the stack. After getting the roofing company back for a number of visits and to review the issue they advised we get a damp specialist as they could not find the source of the issue. A neighbour of ours has a similar issue and was informed by his builder that the issue was due to the brickwork becoming saturated eventually permeating into the stack and onto the interior walls of the chimney in the lounge. He advised to let the stack dry out and apply a couple of coats of weathershield.

Does anyone have any advice on this? I am thinking of getting a damp specialist in but also feel that the previous roofer should be able to identify the issue. Unfortunately I have already paid for the work as the subsequent damp only came through about a couple of weeks later. Any advice would be greatly appreciated.

 

[Burnerman]

I think we could do with some pictures of the flashing in particular......weathershield is usually a solution that sorts porous brick and stonework - it doesn't fill gaps.
John

 

[kit12081973]

Hi John....I've attached two pixs...one before the work was carried out and one after. As you can see from the first picture there was quite alot of flashing. There was also a split in one of the bricks which i got the roofer to fill. I was wondering whether maybe the aerial fixing or power connection could be a source of ingress?

 

[ree]

The lead stepped cover flashing (the one piece length) is wrong for plain tiles. Its the easy, slovenly way to flash plain tile or slate, and its almost guaranteed to leak. Nothing to do with sodden brickwork.

Your plain tile should have been flashed with separate soakers and stepped cover flashing.

Plus, there's no pic of the back gutter - always a suspect item, esp. if the side flashing is wrong.

The split bricks should have been replaced.

The application of water seal was made while the pointing was wet and the sloppy result shows.

The attached power cable and Tv are irrelevant. Presuming the power cable enters the roof without introducing moisture.

The flaunching itself, and bedding of any pots or terminals in the flaunching are a weak spots.

 

[ree]

When you instruct a roofer for a difficulty such as yours you dont prescribe for them because you dont know whats wrong exactly, and you wont know how to repair the problem.

Simply describe your present difficulties, and allow them to prescribe.

You allow them to inspect and then come up with what they intend to do for the money.

 

[kit12081973]

Hi Ree....

Thanks for your reply.

When I initially got roofers out to have a look at the work (3 separate ones) they all stated that it was the pointing and flashing that was the issue...I never actually postulated that to them, so we went with their recommendation. In essence from your email the flashing in place is not appropriate ....Do you think I should go back to them and ask them to complete the works to my satisfaction or get someone else in? The work was completed about 3 months ago. I was thinking about getting a couple of different contractors around to have a look...i'm not sure i'd trust the original one anymore.

Thanks

 

[ree]

The work is not fit for purpose.
What you do next is your call.

 

[Nige F]

More dodgy Sussex roofers As to the cover flashing - it might have soakers under it , it would if I`d done it I heard recently that a well respected E.Sx company is not doing chimney repairs because of the problems they have faced with situations where brickwork has become so soakd that the problems still remain They have plenty of straight forward roofing to do and it`s not worth the hassle . So you may have an OK job - and the guy who said - leave it to dry out - could be right . Is the flue in use / is it ventilated if it`s fireplace has been removed ?

 

[Nige F]

I am thinking of getting a damp specialist in .

smoke and mirrors expert

 

[kit12081973]

Are there any non dodgy sussex roofers

The flue was in use over the winter as its a working fireplace. To be fair to the roofer who did it, there were issues with the pointing (as in it probably needed doing) and the heavy rain and driving wind would have made that worse. When he completed the work we had another bought of wet weather and driving wind....looking int the roof void there was no dripping water this time but as I said the stack was still saturated....it's just difficult to know what to do.....it cost best part of £800 to repoint the stack and flashing....i don't want to throw money at the issue but at the same time i don't want to wait until the next bout of bad weather and have it pee in through the stack again....

Maybe I should have the fire lit a couple times a week to try and dry it out?
There doesn't appear to be a smillie for banging head against a brick wall

 

[ree]

Your brickwork looks to be in good condition with hard facings.

Only the pointing below the "band" appears to have been re-pointed.

Still no feedback on the condition of the back gutter or flaunching?
The only stacks i've encountered with soaked brickwork were taking in moisture from the flaunching, and/or the soft degraded brickwork.

The "band", which i had first assumed to be an aerial strap, now seems to be some kind of tile creasing, perhaps with a lead tray DPC dressed over - I speculate but its a detail i've seen before. Perhaps you will do a close up pic?

There is a possible possibility that the ledge effect of the band, if that is what it is, is introducing moisture?

The notion that by wait & see the "leakage" in or around the stack will correct itself is a new one for me. And come the next heavy rainfall/winter?

Anyway, why not have the next visitor to the roof lift the cover lead, and pic any in place soakers?

 

[kit12081973]

I have uploaded some more images.

Some showing the flaunching from the other side - this was done when the work was carried out. Im not sure if the gutter is relevant as the water is not coming in from this side

I have uploaded two further photos specifically showing the corner side where the water is coming in. As you can see the flashing extends up the chimney ..it doesn't look like there are any soakers in place, just flashing across the top. I checked the property next door down and they have a similar flashing configuration - they have also had water staining. The property up does have soakers in place. So it could well be the soakers. Do you think from the pictures that the brickwork and pointing looks ok?