Leakey roof - Flashing looks dodgy

[modtom80]

Hi all, I'm new here so go gentle!

My partners house which is and old Victorian terrace in the UK had a leake through into the upstairs bathroom this week during heavy rain. This is the first leak there has been since living in the house for the past 3 years. I have a drone, so I sent it up to get some footage of the roof to see what what might be going on.

Photos attached to this post. I am not a roofer, but aside from the build up of debris and a pair of gloves (not sure how they ended up on a roof), the flashing looks a bit off to me. Surely there shouldn't be gaps as it passes over tiles? In my mind during very heavy rain water will ingress under those gaps into the roof.

Any thoughts welcomed, and suggested solutions etc. doesn't look like a DIY job to me, aside from the height, I've not tackled flashing or roofing before, so likely she will need to get a roofer in, but some opinions here before we take next steps would be appreciated.

Many thanks!

 

[Harry Bloomfield]

I am not a roofer, but aside from the build up of debris

Nor am I, but that debris might well be causing a problem..

 

[ree]

OP,
The neighbour's Dormer cheek is "sitting" on the parapet & discharging water onto your property - presumably someone previously gave permission for this arrangement - your surveyor should have brought this and any relevant documentation to your attention?

The moss & debris on the roof would need clearing away before anything definite can be said.
Although the short debris filled "valley" appears suspicious.
Some of the lead flashing looks incorrect and pieced in.
Someone's second go at the parapet flashing might be good where it turns into the beds - hard to see?

Can you get up into your roof & have a look around?
Its not a DIY job.
BTW: Well done for the great drone pics.

 

[DAZB]

The upper short diagonal valley is the main culprit i'd say as the water will be running at speed down from the higher pitch and running under the tiles as there is no pointing in the valley. The vertical section of lead up the main roof should also be under the next tile above and not stop mid tile as water will be getting under that too.
I know the lead should be fixed to the rendered wall but is it possible that the lead has slid down at all as the small gaps to the tile ends look like they were once dressed over the tiles and this would explain the shortfall at the top too although it needs a much greater headlap under the top tile as that would still have been too short.
Not going to take a huge amount of time to fix and mainly more lead needed and some pointing but you can easily expect to pay £300 to £600 depending on access and where you live.

 

[noseall]

Hi all, I'm new here so go gentle!

My partners house which is and old Victorian terrace in the UK had a leake through into the upstairs bathroom this week during heavy rain. This is the first leak there has been since living in the house for the past 3 years. I have a drone, so I sent it up to get some footage of the roof to see what what might be going on.

Photos attached to this post. I am not a roofer, but aside from the build up of debris and a pair of gloves (not sure how they ended up on a roof), the flashing looks a bit off to me. Surely there shouldn't be gaps as it passes over tiles? In my mind during very heavy rain water will ingress under those gaps into the roof.

Any thoughts welcomed, and suggested solutions etc. doesn't look like a DIY job to me, aside from the height, I've not tackled flashing or roofing before, so likely she will need to get a roofer in, but some opinions here before we take next steps would be appreciated.

Many thanks!View attachment 384245View attachment 384246View attachment 384247View attachment 384248

On a shallow pitch roof, even debris slowing the water exit down, can cause a leak.

Clear the valley then see what happens.