In June 2018 I noticed staining to the bedroom ceiling due to a leak, there was also mortar coming out of the roof valleys and cracked verges. I also had cracked verges on the garage roof.
In August 2018 I had the ridge tiles and valleys repointed on the house roof. I also had some work done to the garage roof.
About a year after the work was completed I noticed mortar falling from the house and garage roofs. The contractor visited and told me this was normal because re-pointing should last no longer than 12 months. He told me there was no problems with the workmanship.
Recently I noticed staining to the same area of the bedroom ceiling. I went into the loft and saw water stains on the valley board and on a strut in the same area above the bedroom. The insulation under the valley board was damp.
The contractor visited again on Monday to repair the work he had done on the garage. His guys checked the house roof and valley. I was shown an image of an old square of flashing with a cracked tile underneath. I was told water was leaking under the flashing and through the edge of the valley into the loft space. I was previously unaware of the cracked tile. Neither contractor mentioned a cracked tile in their original quotations.
I had also contacted my insurance company. By coincidence the surveyor arrived while the contractor's guys were working on the garage roof. The surveyor concluded the mortar had been eroded from the valley due to failure of the repointing. He thought re-pointing should last at least 2 years.
After the surveyor had left the contractor's guys told me they had spotted some touching up work was necessary on the roof. I specifically asked whether they were going to do any work on the valley. They said they would be working only on the ridge tiles.
I have the following questions:
How long should I reasonably expect re-pointing to last? The other contractor who quoted offered a 3 year guarantee.
Isn't fitting flashing over a cracked tile meant to be temporary repair? The house is 22 years old, (I bought it from new), is it likely to have fitted by the housebuilder? Nobody apart from the contractor has worked on the roof since the house was new. Except, that is a guy who fitted a chimney pot protector 18 years ago.
The surveyor told me the tears in the felt in the loft were of no concern, do you agree?
Does it now look as if the contractor has re-pointed the valley again , despite what I was told?
In the last 2 images there seems to be a new strip of flashing, do you think it is protecting the cracked tile? Wouldn't it be better to replace it?
I attach the images taken by the surveyor followed by two images I took after everyone had gone.
In August 2018 I had the ridge tiles and valleys repointed on the house roof. I also had some work done to the garage roof.
About a year after the work was completed I noticed mortar falling from the house and garage roofs. The contractor visited and told me this was normal because re-pointing should last no longer than 12 months. He told me there was no problems with the workmanship.
Recently I noticed staining to the same area of the bedroom ceiling. I went into the loft and saw water stains on the valley board and on a strut in the same area above the bedroom. The insulation under the valley board was damp.
The contractor visited again on Monday to repair the work he had done on the garage. His guys checked the house roof and valley. I was shown an image of an old square of flashing with a cracked tile underneath. I was told water was leaking under the flashing and through the edge of the valley into the loft space. I was previously unaware of the cracked tile. Neither contractor mentioned a cracked tile in their original quotations.
I had also contacted my insurance company. By coincidence the surveyor arrived while the contractor's guys were working on the garage roof. The surveyor concluded the mortar had been eroded from the valley due to failure of the repointing. He thought re-pointing should last at least 2 years.
After the surveyor had left the contractor's guys told me they had spotted some touching up work was necessary on the roof. I specifically asked whether they were going to do any work on the valley. They said they would be working only on the ridge tiles.
I have the following questions:
How long should I reasonably expect re-pointing to last? The other contractor who quoted offered a 3 year guarantee.
Isn't fitting flashing over a cracked tile meant to be temporary repair? The house is 22 years old, (I bought it from new), is it likely to have fitted by the housebuilder? Nobody apart from the contractor has worked on the roof since the house was new. Except, that is a guy who fitted a chimney pot protector 18 years ago.
The surveyor told me the tears in the felt in the loft were of no concern, do you agree?
Does it now look as if the contractor has re-pointed the valley again , despite what I was told?
In the last 2 images there seems to be a new strip of flashing, do you think it is protecting the cracked tile? Wouldn't it be better to replace it?
I attach the images taken by the surveyor followed by two images I took after everyone had gone.
Attachments
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Cracks and moss growth in the valley mortar .jpg -
debris noted in the valley of the property.jpg -
Further Water staining to the valley board in the attic, further tearing noted to the felt .jpg -
Overview of the valley, debris in the valley noted and repointing only in past effected .jpg -
Tear noted to the felt in the attic space.jpg -
Water staining to the valley board in the attic.jpg -
valley after visit 1.JPG -
valley after visit 2.JPG
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