Hip roof bottom end sagging

[Pom165]

Hi, tiles at the bottom of corner on the hip have raised. Counting from the bottom tile nearest the gutter the raised tiles stop at about the 7th row up. The hip/ridge tiles have cracked at the top of the second ridge tile and there are slight caps on the side you can see in the pictures but not on the other side. Left hand side of roof is fine. I have taken some of the tiles out and put back in but made no difference to getting them flat again. This has been like that for well over a year maybe longer.

1. Do I need to worry, batons underneath are clean and dry. I have no leaks.
2. Should I get a roofer out to pull that area apart and see if there is a bigger issue to come.
3. What would it cost to get those tiles flat again.

thanks you for any advice.

 

[blup]

Have you got close up pics of the valley and damage, it's a bit blurry.

Have you gone into the loft and checked the timbers for the dormer and the original hip, can you post pics of these..

Blup

 

[Pom165]

Hi Blup, thank you for assisting. Can’t get into that part of the roof. House was a bungalow where previous owner as gone into the roof and extended around the sides. I have pulled the tiles and it has clean felt under and the batons are dry like new. If I wanted to see in there I would assume the sights would need to be removed or tear the felt under the tiles.
I have attached two more pics.

 

[blup]

I'm not an expert but either that is the way it was (badly) constructed, or maybe the dormer weakened the roof structure when added (is there one the other side?).

Blup

 

[Pom165]

No other side is fine. That is the only issue with my roof. Is it worth fixing and if so how much would it cost? Do you know ? Thanks

 

[noseall]

thanks you for any advice.

It looks like any tired old roof to me. The sag doesn't look as though it's causing enough of a problem to warrant what would be a LOT of work. Have you monitored it and is it getting worse? Was there a post or gallows there previously?

 

[blup]

If you are remain concerned, now or after a period of observation, a building surveyor might be the best bet.

Blup

 

[Pom165]

Hi Noseall. There has been no support on that corner. To be honest I have not really kept an eye on it. It has been like that for a while and pretty much stayed the same. I will from here on in monitor. Cheers

 

[Pom165]

Cheers Blup, probably the best bet in relation to a surveyor.

 

[datarebal]

As far as the valley is concerned the valley tiles are off centre hence the cocking .
There is a bit of a sag on the bottom of the hip/ soffit overhang .
Watch and see if it gets worse

 

[^woody^]

Looks like every other old hipped or valleyed roof in the land

 

[Pom165]

Thank you for all the replies. If I wanted to fix that area what would the approximate cost be, I live in the SE, thanks

 

[blup]

In the light of the other replies my guess is at least 5 figures, you might as well rebuild the dormer.

Blup

 

[datarebal]

I'd concentrate on enjoying life and not worry to much .

 

[Pom165]

Datarebal - you sound like my wife, she said exactly the same. Your right need to relax and worry when it becomes a big issue.