Victorian dormer window leaks - sympathetic repairs?

mashie · 7 May 2009

Hello - can someone please advise?

I have a leak at one upper corner of small dormer window (very easy access). Window is about 3 feet by 2 feet, if that big

Repairs proposed suggest (in as few words as I can)
remove tiles and existing covering,
check condition of decking (what's that?).
provide any new decking required at extra cost
Lay 1 layer glass fibre 3B and 1 layer polyester HP180, bonded with hot bitumen
Form new drip edges, upstands and cap layer in HP 250 roofing felt

I'd like to keep the appearance as it is -- is there a solution that uses the old-fashioned approach, at least for the final layer - lead I think, maybe some zinc? Does it still need the other materials underneath in that case? What is usual for this sort of repair, in keeping with the house (it's a modest arts and crafts house with almost everything original).

Unless the decking is really rotten I'd probably rather treat it / patch it than replace it - you hardly see wood today as good as what is generally used in the house (1908 solid middle class stuff...) . Is that bonkers?

any advice would be much appreciated.

The above work was quoted at 800 pounds plus vat, which seems a little steep to me (no scaffolding, remember) ... I'm now looking for specialist lead roofers which I guess will cost even more....

thanks in advance!

justlead1 · 7 May 2009

Hi Mashie,
In order to help, a photo or two would be of benefit.

mashie · 7 May 2009

thanks for the suggestion - you're quite right - an image would help. This is the best I can manage I'm afraid ..

sadly. sorry, not easy as I'm currently living in a different country.
all I have is this piccie sent by tenant of the damage , which is prob completely useless... and one of our neighbours' matching dormer (taken for different reasons). The two dormers face each other over a roof valley with tiny gully and parapet wall. You can see the parapet wall in the picture. Fraid I'm an absentee landlord now, living in the Netherlands.

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mashie
7 May 2009
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mashie
7 May 2009
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justlead1 · 8 May 2009

Hi. Is the roof to the dormer flat? As i cant understand what the quotes relate to.

mashie · 8 May 2009

Thanks for your patience!
yes, the roof of the dormer is flat - it is very small, about 6-to 8 sq feet I would guess

(I'm a girl. I'm pretty poor at guessing measurements

These facts may or may not be related ).

As you can (almost) see, the dormer window is 3x2 "georgian" panes and the dormer is little larger than the window itself. It isn't part of a room, it just gives light to a little landing above a linen cupboard.

justlead1 · 9 May 2009

hi whats the location in UK? I might know a lead roofer in the area who can price it for you.

mashie · 19 May 2009

Hi
its in Harrow, NW London.
thx
Mashie

justlead1 · 27 May 2009

Hi Try this guy www.spenglishleadworks.mfbiz.com he may be able to help. Good Luck

mashie · 27 May 2009

justlead1 said:
Hi Try this guy www.spenglishleadworks.mfbiz.com he may be able to help. Good Luck

thank you !
I've already asked the guy who quoted to do it with lead. Price is prob high and I don't trust his quality.

Nobody else I asked for a quote worked out - one didn't reply, one replied and couldn't sort out a time to come and then didn't reply again.

The company I'm going with replaced a small lead roof gulley for us 5.5 years ago. It leaked after 2 years, was repaired under guarantee, leaked again after 4 years, they now say it is cracked but as they failed to turn up for 18 months, their 5yr guarantee has run out. I've known worse cowboys, but I'm not optimistic of the quality of their work.

It feels there is little choice. Because I let them do the dormer they will replace the gulley (last time they just stuck bitumen over part of it) e at no charge. Of course, it should still be guaranteed but at least this way I get two problems addressed (note I don't say sorted...). It is hard to fight lethargy from abroad, they just ignore all my letters, phone calls and emails.

This is why I do everything myself that I possibly and legally can!

mashie · 9 Jul 2009

mashie said:
I've already asked the guy who quoted to do it with lead. Price is prob high and I don't trust his quality.

their agreement to use lead was not put in writing so -- naturally - they have used roofing felt or whatever it is. and they claim no recollection of the phone call in which we made clear that we would only use them if they put in lead.

what can I do? They have done the work. I couldn't have been there at the time partly because I live abroad but also because they failed to turn up on their original day (booking mixup) and changed the date twice.

I want to cry, I would never have asked anyone to repair with a different material as my posts here make clear

what is so hard about getting anyone to do what they say they will do?

Nige F · 9 Jul 2009

mashie";p="1271389 said:
mashie said:

what is so hard about getting anyone to do what they say they will do?

Click to expand...

the property`s address and that your an absent landlord. Sorry to be harsh, but London prices are always high. Roofers can be the dodgiest "trades" around. Of course there are lots of straight/honest guys but.... I would suggest you consider getting a big firm like Anglian or Everest to re do it with fibreglass ,it can be made to look similar to lead. You will pay a lot , but at least you`ll have a guarantee that could be worth something. It`s a toss up between that and Justlead`s recommended firm, In my opinion

mashie · 9 Jul 2009

Nige F";p="1271423 said:
mashie said:

mashie said:

what is so hard about getting anyone to do what they say they will do?

Click to expand...

the property`s address and that your an absent landlord. Sorry to be harsh, but

Click to expand...

thanks for the sympathy ..

I suspect the guy is more incompetent (at his admin at least) than dishonest -- he has at least made some sort of attempt to do repairs under guarantee. And he probably didn't _mean_ to revert to the original spec, he probably just forgot to tell his roofers to change it. And it is easier to claim he doesn't remember the agreement than to deal with the issue.

tho I have doubts from what my tenant says as to whether they really replaced the cracked lead or just did some re-mortaring ... as you say, being an absentee landlord it is hard to be sure.

oh well .... my house in Holland has probably even more problems the roof is part thatch part tiles, and the building is 1650s ...

Mashie

freddiemercurystwin · 9 Jul 2009

In managing a property let from abroad, you need to factor in having to make trips back to supervise works or find/pay for a good management company do it for you. Its a (sad) fact that you can't always rely on tradesman to do what they'll say and if no ones there to oversee they're work.......

mashie · 9 Jul 2009

love the id, freddy's twin!

our management company completely failed to manage this work. waste of space

I did consider flying back just to oversee the work. But since they didn't even arrive on the agreed date that would have been more money wasted...

what's maddening is that I am not even trying to do this on the cheap, particularly - I would just like a good job done according to spec! same with the management company - if they do a good job, fine I'll pay happily, but I hate paying through the nose for rubbish

The roofers I used I found using the Fair Trades organisation, who still list this as a vouched-for company.

freddiemercurystwin · 9 Jul 2009

mashie said:
The roofers I used I found using the Fair Trades organisation

Oops, first mistake!

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Victorian dormer window leaks - sympathetic repairs?

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