Leaking Roof

[khaleesi]

I have a mansard roof, which extends down to the top of the ground floor. It has started leaking, so i have decided to replace it. I'm looking for some advice regarding how much of the roof should be replaced to avoid leeks in the next few decades. I'm hoping that i can just get away with replacing the top, flatter section (this is the part that is leaking) but i would be willing to have the whole roof done if the horizontal parts are likely to start leaking.

[khaleesi]

https://www.google.co.uk/search?q=cornish+prc+house&rlz=1C1SQJL_enGB787GB787&;source=lnms&tbm=isch&sa=X&ved=0ahUKEwic5dSVx5zaAhXrL8AKHb9_BkIQ_AUICigB&biw=1366&bih=700

The first picture is what my house looks like

[Zacs-Master]

Impossible to say without investigation. The place which damp evidences itself is often remote from the cause of the trouble. Do you have any neighbours who’ve had work done who could recommend a builder/roofer?

[khaleesi]

really? My house is the only one of it's kind on my street, and the people i'm attached to haven't had any problems with theirs. I have posted this as a job on my builder, but i was looking to get some independent advice so i don't end up replacing more of the roof than is needed.

[Old_Geezer]

Non-expert here, but I'd agree with Zaks. Until you get a roofer to find what the issue is one can't tell how much needs replacing.

Hopefully your thread will be spotter by roofers soon, who can give experienced advice.

[Zacs-Master]

really?


Yes.

[Togo]

Depends where the leak is showing. If it is around the window area it is likely to be the lead soakers. If it is in the area where the two different pitches meet it is likely again to be either the lead flashing or whatever is being used to seal joints between the different pitches.

[The Builder]

I imagine that the top, flatter section is also tile-hung? This shouldn't normally be a problem since any missing tiles should be readily apparent.

Assuming all the tiles are in place, there are two main possibilities. Perhaps there are one or two cracked tiles. If so, then they are easily replaced.

The other possibility is that, because the pitch is very slow here, strong winds could be blowing rain up under the tiles. In that case, it's a simple job to remove the tiles and battens... then re-fit the tiles with new battens... over new breathable felt.

As for the steep section, I agree with Togo about the vertical window soakers. It all depends on exactly where the water is coming in.

[david small]

We had a difficult leak to locate. Thought it was the soakers. Turned out it was the double glazing out side covers allowing water Ingres. Tube of silicone stopped it. Several builders, roofers, missed it.

[khaleesi]

lol @ zacs master.
I spoke to a couple of roofers today who are going to come and have a proper look later on in the week, but they both think it is just the seal around the flue for my log burner that needs replacing, which is brilliant news.
I have read that the maximum life span of a roof is 50 years, as mine is 60 -70 years old, does anyone think that this will be the start of problems with it? I have just put my house on the market and i am seriously considering replacing the whole roof as i don't want buyers to be put off by the fact that this problem could be the start of many.

[The Builder]

Ah... a flue ... that explains it. ;o)

Well, that roof is certainly mature ;o)
I wouldn't worry about it though if it's still good (after the flue leak has been fixed.) There could be many years of service left in it.