Roof leak at lead flushing

[JustinScot]

hi,

There is a leak between the main house and the garage extension. Ive had bits fixed a few times but it still leaks when rain hits the main wall.
First I had the pointing done and a few worn tiles replaced.
Then I had the felt replaced.
Then the lead flushing
Then I had the lead painted over with Acrypol.
All at the advice of various roofers.

And it still leaks but only when rain hits the main wall.

I am convinced water is sneaking through between or under the lead sheets.

What are alternatives to lead sheeting?

thank you

 

[noseall]

What are alternatives to lead sheeting?

That lead flashing looks bodged to me although I can't see the (bottom) end's of each soaker.
It's better to use 300mm cover flashing on a profiled tile, ensuring the horizontal lead, laps over the peak of a tile profile and finishes on a downslope.

 

[noseall]

Could also be a cav tray issue but I'd need to rule out that flashing method first.

 

[JustinScot]

That lead flashing looks bodged to me although I can't see the (bottom) end's of each soaker.
It's better to use 300mm cover flashing on a profiled tile, ensuring the horizontal lead, laps over the peak of a tile profile and finishes on a downslope.

I had the cav tray checked, all three roofers say its fine.

 

[Eccles]

I am no expert but have had my moments with roofs and flashing: I have never seen lead flashing going under rather than over tiles/slates. From my own experience including with present recently bought house, heavy wind driven rain will get into the smallest gaps/entry points that you can imagine - look for them and think because a lot of roofers don't seem to be able to do this so you have to do it for them. In my own case I finally realised that the leaks that I was occasionally getting in a single storey extension was because whoever built it had not installed wide enough lead sheet where the roof of the extension meets the wall. This meant that heavy rain combined with a gale could drive water under the lead until it found a gap to drop through. Now sorted by running a bead of polymer roof seal along the edge of the lead and pressing it in with the edge of a suitable knife.

 

[Nige F]

Looks like a not very secret gutter

 

[datarebal]

one would hope the lead under the tiles is turned back on its self.
painting crud over everything only makes problem solving harder.
without seeing where its leaking one can only guess. looks like te guessing has been done.

my first thought was cavity trays or possibly lack of and then the flashing system used.
Redland Grovebury tiles = cover flashing at abutments

 

[noseall]

Redland Grovebury tiles = cover flashing at abutments

Concur - what could be simpler.

 

[Alastairreid]

Is there a cavity tray? And are you in Scotland.

 

[datarebal]

They look like they maybe individual trays with intergrated flashings . But with all that sh ite over them one can't tell from the pictures

 

[catlad]

It's an extension without a cavity tray where you definitely can't get away with it!

 

[noseall]

It's an extension without a cavity tray

Cavity tray-less abutments don't generally admit water the instant it rains. The conditions that allow that sort of ingress are rare, especially if the bricks are hard and the pointing in good nick.

I'm more of the mind that it's a crap flashing arrangement.

 

[JustinScot]

Is there a cavity tray? And are you in Scotland.

Yes, Glasgow.

 

[JustinScot]

Cavity tray-less abutments don't generally admit water the instant it rains. The conditions that allow that sort of ingress are rare, especially if the bricks are hard and the pointing in good nick.

I'm more of the mind that it's a crap flashing arrangement.

It only leaks 1-2 times a year when it rains heavy and theres a strong wind into the main wall.

 

[JustinScot]

More pics of the problem area.