Advice for dormer window leak.

[Barthy]

If you look at the photo of the whole dormer head on, the profile of the tile is actually higher than front apron therefore not following the plane of the roof.
Water doesn't stand a chance of naturally running off because when it meets the tile it's effectively blocked (until enough is there to go back or forwards)
Data already mentioned this and is entirely right the front apron should be longer to handle the awkward rolls of the tile.
With a flat tile you would have less problems not saying none at all.
These are mass produced and don't suit all tiles without putting the work in.
It's a relatively straight forward fix for a decent roof tiler

 

[catlad]

From that photo everything looks too tight, where is the water going to drain from up above?

 

[datarebal]

Down the integrated channel on the sides then off the lead flashing either back up or off the sides

 

[Xenor]

I've taken a few close up pictures using a selfie stick and a camera. Ignore the black squares, I didn't fancy being in the shots.



This is the left side of the dormer when viewed from the outside, and is the side where the water seems to be getting in based on the point it drips into the room below. Below those tiles I can't access because they're hidden behind the wall in the bedroom with the dormer. So the drips go through there, down a floor into the box room.

I can't rule out the possibility the issue is at the top of the dormer however - as @regsmyth suggests as a possibility - so here's a close up of that.



Here is a close up of the right side of the dormer, but I'm almost certain it is not this side otherwise I'd be seeing water dripping down on to the landing rather than the box room.

 

[catlad]

As already mentioned by others the extended apron is a strong favourite, It is also possible that they have drilled into the grp side channel when fixing the tiles on that side. It shouldn't be difficult to find that leak.

 

[Xenor]

Yeah that's true. I agree it is a strong candidate. The photo of the apron is a bit tilted though so it is more flat than it looks, with a slight back tilt. That said I agree it should better follow the slope of the roof to drain properly.

I am worried about hiring anyone to come fix it to be honest after the last time. The roofer I hired was recommended by loads of people on my local area FB group and he came and said the mortar was the problem and charged me a fortune to remove it and now I still have a leak and the possibility that mortar needs putting back. I'm worried someone will come sort that apron and then I find it wasn't actually that.

 

[datarebal]

what do you call a fortune?

 

[Xenor]

I was charged £450. He was here 20 minutes. I was happy with the quote because it sounded like he knew what he was talking about and was sure about it being the mortar. I had another guy come out saying it will be at least 960 and won't know why it's leaking until he's up there. Sounded like a lot so I went for the cheaper one.

 

[datarebal]

ladder?

 

[Xenor]

Yes

 

[datarebal]

ripped off

 

[Xenor]

Totally. I wouldn't mind so much if he had actually fixed the leak. Now I don't trust any tradesmen.

 

[catlad]

Keep ringing him and get him to come back, If he doesn't give him a bad review.

 

[Xenor]

He did come back and then he started convincing me my roof was wrongly built and it needed stripping to replace all the felt and to try claim on NHBC. I kinda gave up and wrote off the money after that. Was going to send him photos once I prove the water is coming in from the dormer but not sure that will get him to do some work either. Unfortunately we had no contract, just a conversation on Facebook and a chat in the street. Lesson learnt. Probably not smart leaving a negative review when he knows where I live, might wake up to find my car suddenly has damage.

I forgot to mention he also said the tiles in front of the window are covered by lead with 6 inch overlap and that it could be that the dormer is not seated properly as the lead on the sides have welts on them. Then he said that if it's not that then it has to be water getting in further up and running down and the roof needs stripping to check that.

 

[catlad]

Is it possible to run a hose down the side of the dormer, and that way you can isolate the problem.