Dormer and roof repair

[79diz]

Hi
I’m not sure if anyone can help. A small part of my nans roof had a tile slip which created some damage to the roof and inside the house, inside is not a problem but obviously the roof is more important and may need some expertise. Its probably been like it for 20+ years but a roofer came round and said it would create lots of problems around the whole roof every few years, and would need the whole roof re doing for £18000, I find that hard to believe as its still the same area since 20 years. It is an old house(60s) and to be fair the roof and felt hasn’t been replaced in that time, but itis only a small section of the roof. We will look to get a second and third opinion.

There are two dormers one is fine, the other has a small crack along the outside of the roof which I filled with some sielent but its hard to decide if we actually need to re do as only a small section of the dormer (the dormers have been redone in the last 20 years) but from inside we can see a small section of either water or maybe just the seilent but unsure it hasnt got worse.

I will add some pics later when figure out

Any help would be greatly appreciated.

 

[79diz]

Here is some pictures

Roof pics...

 

[79diz]

Dormer Pics...

 

[^woody^]

£18k for a re-roof sounds like scammers rather than a gold-standard job

You'll need to post images of the exterior and the problem area if you want any further meaningful replies, and the roofing forum would be more appropriate for this.

 

[tel765]

The dormers were originally framed by someone who was not experienced in roof framing - some framing is overbuilt and some of the framing is underbuilt or simply wrong.

However, I dont think the actual build is the problem, esp as its lasted for some years.
Somewhere its leaking through the roof covering.

Dormer cheeks and flashings are notorious for leaking.

 

[79diz]

Thanks guys, I will get back to you with some more pics but from the outside you cant see that much. It was only one tile that slipped really. Just getting used to the site, should I move this to the roof section anyway?

 

[IT Minion]

Thanks guys, I will get back to you with some more pics but from the outside you cant see that much. It was only one tile that slipped really. Just getting used to the site, should I move this to the roof section anyway?

It'll help a bit. Use the report button and explain you've posted in the wrong place and a Mod will probably move it.

Get those additional quotes. FWIW i found ringing my local roofing merchant and asking for referrals worked to get a list of roofers in my area.

 

[79diz]

Sorry for the delay, I needed a roof lader to get back out there but weather as you know has been awful, I manged to find some pics we originally took back in April when we sealed the dormer and pushed the tile back.

Dormer roof first

 

[79diz]

Roof tile and outside, we just bent the led up underneath the tile to hold it in place for now.

 

[tel765]

Safety first: why not get a correct sized ladder, and set it at the Regs safe angle, and tie it in at the top? Always work with a partner for footing the ladder, and general safety. Your present set-up is dangerous.

The dormer roof looks like a lead sheet covering - the the recommended length for any lead sheeting is 1.5m to 1.6m.
Your dormer lead sheeting is probably too long, and incorrectly fixed, it has splits from expansion and contraction.
Sealing the splits wont work in the long run - expansion will tear them apart.

Whats going on with the main roof concrete profiled tiles and bits of lead (abutment soakers?) peeping out i cant tell - but it appears to be well wrong and needs local stripping & re-doing - a pic of the stripped area would help?
How/where is water discharging from the gutter?
Pics showing the back of the dormer roof lead where it meets the main roof would also help?

 

[79diz]

There was two of us thats not me in the photo, im taking them. We arent really roofers and I borrowed the ladder of the neighbour, we had more than one ladder as my frined is a painter and decorator.

I think all the inside pics are earlier in this topic unless you want a specific area. I explained most of it there. As im not a roofer I dont really know what your asking for could you elaborate please?

 

[Nige F]

I dont really know what your asking for could you elaborate please?

he's gone into the ether - does it all the time under different user names

 

[79diz]

I guess it was Christmas maybe? Do you know anyone else who can help or any other forums which can help with roofs?