Roof leak to cavity wall

[xblackwolf90]

Hi all,

I've had water coming through around my windows for 5 years, ever since I moved into my house. The windows are fully sealed and the mortar above is sound.

It would seem water is leaking from the roof into the cavity wall.

I've had several roofers out, a new valley (unfortunately done poorly), vent tiles removed, the valley sealed with sealant, but the issue persists. On a recent job, one roofer sealed the valley, with something I believe is similar to lava20.

From a photo of the work completed, I noticed a gap at the edge of one roof tile and the dry verge. I asked the roofer who advised he could potentially remove the dry valley caps to check, but as they wouldn't go back on properly they'd need to be replaced so this would be a chargeable job/investigation.

I'm well over £2000 into this now and still have no resolution.

I've attached a photo and wanted some thoughts on whether you think this is likely to cause a leak into the cavity wall, or if it is just superficial. Two roofers have been in the roof looking at the bottom of the valley here and haven't suggested this bit is an issue, but would welcome any thoughts at this point.

Thanks!

 

[datarebal]

A picture of the house showing problem area would help. The picture posted shows a potential desperation bodge

 

[xblackwolf90]

A picture of the house showing problem area would help. The picture posted shows a potential desperation bodge

Thanks for your reply.

I've attached the area shown in the photo, and where the water is leaking in.

 

[datarebal]

firstly the patch up at the bottom of the valley will not help. The mortar bed is poor and the sealer will hold water in and eventually over flow the grp valley.. zoom in and you will see . rh side of valley
there has been a repair higher up the valley using the wrong tiles. the new tiles are marley mendip, the original are not and slips my mind just now what they are.
the plastic verge units are rubbish anyway and look poorly fitted

 

[xblackwolf90]

firstly the patch up at the bottom of the valley will not help. The mortar bed is poor and the sealer will hold water in and eventually over flow the grp valley.. zoom in and you will see . rh side of valley
there has been a repair higher up the valley using the wrong tiles. the new tiles are marley mendip, the original are not and slips my mind just now what they are.
the plastic verge units are rubbish anyway and look poorly fitted

Thanks for your reply.

Several roofers have all been out and even those with great reviews on check a trade have either been unable to fix the leak or have given me a bodge job, so I'm struggling to locate anyone trustworthy to give a good job. No roofer yet of 7 who have been to look and quote have made comment on the verge caps which look shoddy to me.

The sealant has been run along the entire valley top to bottom as a new roofer believed the mortar was causing the valley to leak. The photo earlier was just to show the dry verge cap where it's loose, but sealant runs the full length.

Those two new tiles you mentioned were fitted this week and were a replacement for vent tiles, which were presumed to be partly causing the problem.

Sadly a separation from my ex partner and over £2500 to date spent trying to repair this means I don't have sufficient funds to get a full proper valley repair and verge caps at this time. Fortunately the leak is only every few weeks so I'll stick with a towel on the window sill until funds permit a full repair.

 

[datarebal]

the sealant maybe full length , but the are floors plainly obvious in your image.
the verge units are dodgy , no idea why nobody else pointed this out .. fyi trade site reviews are not always worth a hoot

 

[datarebal]

As here

 

[xblackwolf90]

As here

Thanks again for your advice.

I'll start from scratch in a couple of months on e I've saved some more cash up, get a handful of quotes for a new valley and new verge caps, and hope I get a good job this time round.

 

[datarebal]

Fyi , the existing tile is a Marley Malvern , the ones used to repair are Marley Mendips . I'd get them replaced with the correct tile too

Good luck .