One for the Roofing Experts

[Simon_M]

Got a leak around the chimney and have been given two options to repair it:

Chimney lead repairs: Option A: (25 year guarantee)
 Provide access ladder.
 Lift the bottom row of tiles from behind the chimney.
 Paint over the existing rear section of lead with fleece reinforced liquid rubber.
 Refit the tiles and seal the existing lead flashing into the brickwork.
 Clear and tidy site upon completion.
or
Chimney lead replacement: Option B: (10 year guarantee)
 Provide access ladder and roof platform.
 Remove the bottom row of tiles from behind the chimney and set aside.
 Replace the section of lead from behind the chimney using code5 Lead, cut and welded correctly to fit.
 Replace the rear lead flashing with code4 lead and seal into the brickwork with lead compatible mastic.
 Clear and tidy site upon completion.


Option B is far more expensive, but has the shorter guarantee. I always thought lead was the best and rubber sheeting was a cheap alternative, which according to price it is. But A has the 25 year guarantee which attracts me to it.

Or does the fitter just have little confidence in his lead work?

S

 

[Meldrew2]

Guarantee means very little unless backed by insurance. Otherwise it could be assumed that a Hyundai is better than a Mercedes... 7 years or 3 years.

 

[geraldrobins]

Guarantee means very little unless backed by insurance. Otherwise it could be assumed that a Hyundai is better than a Mercedes... 7 years or 3 years.

Seconded

The build quality on a Hyundai may well be as good or better than a Mercedes!

 

[camerafodder]

I think I'd be looking for a quote from another source to compare.

 

[grober]

There may be a third option- if you don't actually use the chimney/open fire- and that is to remove it completely externally and tile roof over the space left -----?

 

[renault12ts]

Option B...my house is 144 years old...and so is most of the lead.

 

[camerafodder]

I agree with renault, I wouldn't be messing around with rubber but I'd still go for a second quotation for comparison on the lead job. remember guarantees of such lengths mean little when they exceed the lifetime of many businesses these days.

 

[Simon_M]

Thanks for all the info chaps, chimney is used regularly.

S

 

[grober]

Thanks for all the info chaps, chimney is used regularly.

S

In that case I would go for the full leaded approach- option 2 . Knowing that's the approach it then a question of finding a few local trustworthy firms [ personal recommendation are always best] and getting some quotes for the job.

 

[Deleted member 113659]

Option B for me too. It's more likely that B will give you more than 10 years.

The reason option A is more expensive is that you're paying for the luxury of a questionable 25 year guarantee. I'm wondering what service you'll receive if you phone them up in 24 years time?

Ant.

 

[Peter103]

A is a complete bodge, and B don't know what they are talking about, if you employ this outfit, most of the time youl will be feeding their horses, bloody cowboys.Try to find a reputable Plumbing company that are qualified and competent in sheet lead work,not easy I know people like that are few and far between these days, a dying breed unfortunately. To give yourself an idea what's involved Google Sheet lead Chimney Back gutters Step flashings and front aprons. Done properly it should last for fifty years at least. Today all sorts of idiots like to call themselves "Plumbers,' when in fact their only capable of gluing plastic waste pipes, and fittings, and perhaps replace a tap washer.lead work that in the old days was bossed with boxwood dressers and mallets, and today lead burnt using gases and lead burning tools is highly skilled, unfortunately today's lot have done a six month college course and now hold an NVQ certificate which in my opinion means Not Very Qualified. Good Luck.

 

[nb_racing]

From I understand of your thread, option a is a repair, and option b is a remake.

I'd go with b. How old is your house? Has it been repaired before? If not then you should be confident that if done correctly the remake will last as long as either the age of the house, or be limited by the condition of the chimney stack itself or the rest of the roof around the remake.

I had a quote for exactly the same repair to my house on Monday. £550 to fit new lead around the chimney stack with a 10 year guarantee. The roofer comes recommended from a friend who had exactly the same job done. My house was built in 1936 and the roof and chimney are all original so it's not done bad. The house is a long term keeper so I know at some stage (5-10 years) will have to fork out £4500 for a new roof but it's done 80 years so no reason why a new roof won't outlast me!

IMO the most important thing is to get 3-4 quotes and pay particular attention to what they tell you, rather than just the price. If they all say the same thing you should be confident of what needs doing!

 

[geraldrobins]

A is a complete bodge, and B don't know what they are talking about, if you employ this outfit, most of the time youl will be feeding their horses, bloody cowboys.Try to find a reputable Plumbing company that are qualified and competent in sheet lead work,not easy I know people like that are few and far between these days, a dying breed unfortunately. To give yourself an idea what's involved Google Sheet lead Chimney Back gutters Step flashings and front aprons. Done properly it should last for fifty years at least. Today all sorts of idiots like to call themselves "Plumbers,' when in fact their only capable of gluing plastic waste pipes, and fittings, and perhaps replace a tap washer.lead work that in the old days was bossed with boxwood dressers and mallets, and today lead burnt using gases and lead burning tools is highly skilled, unfortunately today's lot have done a six month college course and now hold an NVQ certificate which in my opinion means Not Very Qualified. Good Luck.

I really cant see how you can make such a comment without knowing more about it, the cause of the leak and the roofer involved, unless you do of course.

 

[Deleted member 113659]

Nice rant Peter.

I agree with it all. Too many 'plumbers' out there now that are 'push fit Kings'. Can't beat traditional plumbing with copper, flux & solder.

When I advised option B to Simon I meant Lead as opposed to rubber.

Ant.

 

[Deleted member 113659]

I really cant see how you can make such a comment without knowing more about it, the cause of the leak and the roofer involved, unless you do of course.

Maybe it was the 'lead compatible mastic' comment (leadseal) instead of sand & cement pointing.

Ant.

 

[geraldrobins]

I think a lot depends on the contractor you are using and his reputation etc. If it is a reputable outfit then either recommendation may be ok. Correctly done leadwork is probably the best option, but many alternatives are used on new work nowadays.
If using an alternative its best to you use one where the product is not just guaranteed but the workmanship as well, insurance backed as previously noted) and this generally means on site inspection by a representative from the supplier.
Of course you need to consider how long you wish to remain in your current house.

 

[geraldrobins]

Maybe it was the 'lead compatible mastic' comment (leadseal) instead of sand & cement pointing.

Ant.

The correct mastic is better than sand cement in my opinion anyway, and there is a proprietary mastic for pointing lead flashings available and commonly used.

 

[Simon_M]

Thanks again chaps, house is a keeper and the roofer in question seems to have a good reputation via Checkatrade and is local. Price seems reasonable compared to others.

S

 

[Deleted member 113659]

The correct mastic is better than sand cement in my opinion anyway, and there is a proprietary mastic for pointing lead flashings available and commonly used.

I agree with you Gerald, I always use it. I thought maybe that Peter didn't approve.

Ant.

 

[Brian 1]

Depends how old you are Simon, what good is a 20 year guarantee if your 80.......