Roofiing Question

[CW1]

Hi,

I let a house out to tenants and a "hand sized" stain appeared on a bedroom ceiling the day after the letting agent did a periodic inspection. They've taken photos of the roof and tells me mortar has worn away between some ridge tiles. A roofing contractor has been and said the ridge tiles need to be reset as wind could blow them off, and quoted £115. Does that sound reasonable ?

I find it strange that despite me asking that someone (the roofer ?) check in the loft - if there's a leak that's stained a ceiling then there's potentially damage in the loft - no one's prepared to. I would but I can't get to the house for weeks.

Some flashing needs to be replaced too but the roofer said it seems to be attached to next door but protecting my roof - who's responsible ? Maybe jointly ? He's quoted between £250 - £275 but can't do that for 3 weeks.

Roofer has also said this may not solve the problem. Why not go check in the loft then !! *doh*

Would appreciate opinions, please.

[Khandro]

To get onto the ridge of a roof, remove loose ridge tiles and re-set them with mortar for £115 sounds too good to be true to me. Does he propose getting up there on a ladder or what? Whether that is the cause of your stain I wouldn't know, and suggest the only way to ascertain the cause, if it isn't the ridge, is to get into the loft and take a look, which is your priority, before spending anything.

[TWR]

Going into the atic at times can give you an area of light showing through, you can therefore have an Idea where the leak is, also on a wet / rainy day you will see water traces, to put a ladder up + a Cat ladder ( The cat ladder goes over the Ridge & does not lean on the roof tiles, the price quoted is not toofor the Time / work involved.

[Khandro]

TWR: Do people still risk their necks climbing from step ladders to cat-ladders in this day and age? I thought the days of Fred Dibnah were long-gone, :0) Surely a reputable builder would want some scaffolding to work from. A ridge tile may not look much from the ground, but it's a pretty heavy unwieldy thing when you get up there.
Where's Builder?

[TWR]

Khan, when costs come into it, they do.

[TWR]

Forgot to add Khan, been there by moving the ladder.

[Baldric]

http://www.hse.gov.uk/pubns/site3.pdf

[Togo]

If the stain is not directly under the ridge, it is not likely to be loose ridge tiles. Valleys and soakers (not flashings) are the most likely culprits.

[Khandro]

Baldric; I think you link says it all.

[The Builder]

Yes, I agree that's a fair price, CW. He's obviously not making a drama out of it as some do.

Assuming it's no more than the usual two storeys high, scaffolding is not a lot of use for ridge tiles. Maybe a good quality tower scaffold at a gable end. With ridge tiles, once you're up there, it's safe enough. Not my favourite job, though. Scrabbling along the ridge with tools and a bucket of mortar.

It all depends on the access; shape of the building; roof height etc etc.

I can't say much about the flashings without seeing them, but, usually, if they cover your roof, then they are yours to deal with. It all depends on who has the benefit of them.

For the roofspace/loft .............. it can be of interest to see if there's any new or historic damage. But, the only sure way of checking the state of the roof covering/flashings/valleys etc, is from above. For instance, in older roofs with no sarking felt (under the slates/tiles, it's quite common to chinks of light. It doesn't necessarily indicate a problem. Roofs aren't "sealed", they are merely "lapped".

If it is felted, then you won't be able to see anything at fault with the covering anyway.

///"Roofer has also said this may not solve the problem"/// ................

[The Builder]

........... continued ..........

Often, it's an isolated problem. Easily fixed. But, it can also indicate a roof that is coming to the end of its useful life. He could cover himself by saying you need a whole new roof. Many do. He's not saying that though.

It's not always an exact science.

[CW1]

Thanks for the replies :)
I have no idea how the roofer intends carrying out the work, I've just gotta pay. But by the sound of it, from what you've said, he doesn't appear to be ripping me off. While the work needs to be done from looking at the photo, my "concern" is this won't fix whatever's caused the stain on the ceiling (the roofer won't say it will), and with a redundant water tank in the loft (though over the bathroom / a different bedroom), I really don't understand why no one'll go in the loft. There must be water damage in there too if the roof's leaking, but guess I'll have to see what happens with the tiles first.
Thanks again.

[Tuvok]

Since you can't get to the house, could your agent or tenants not check the attic for you?

[CW1]

I've told them several times someone needs to look but they're saying it's not necessary. I say it is so I'm going have to try get over there. But trying to organise access won't be easy :(

This is the pic of the flashing (if it works !), I'm not sure replacing it WILL be totally my responsibility, looking at the pic it's attached to next door and my house at a right angle ...

[IMG]http://i60.tinypic.com/1z512ys.jpg[/IMG]

[CW1]

Ok, no HTML ...
http://i60.tinypic.com/1z512ys.jpg

[The Builder]

From your pic, Cw, I assume yours is the lower roof on the left. The house on the right will have no interest or benefit from those flashings. Even if defective, it won't affect them at all.

It's a cavity wall. The flashings (and the associated cavity trays within) simply prevent water running down the wall into the interior of your house. Although they do need re-fixing, the cavity trays should still be doing the main job.

[CW1]

Ah, ok Builder, thanks. No rush to spend £250+ on new flashings then ! ;)