Velux problems

[Daviesmary]

Hi I am after advice, about 10 months ago we had a single storey extension with a velux window . After a few months we experience damp patches and were then told the problem was resolved. A couple of months later the same thing happened builder came out and said it was sorted. Three weeks later we had very heavy rain and two more damp patches appeared and I've been told it could be porous bricks or repointing but I would expect to see damp further up when the new extension joins the house rather than at the bottom of the velux. Thanks in advance. I've attached photos

What sort of roof is it? What’s the pitch (angle) of the roof, what sort of tiles do you have? Has the builder taken any tiles off and taken a look to check the flashing around the windows?

To be honest (I know this isn't helpful) I don't know the exact roof pitch but I'm guessing about 30 to 40 degrees? and it's ridge tiles on the roof We went out and he posted the key so sent a text saying everything was watertight and it wouldn't happen again. Theres roofing tar between the tiles and velux channels It's just that the small spot is at the bottom right of the window and I would have thought we'd see water damage further up around the lintel area. It's so frustrating because we let it dry sealed it and repainted.

It's a pain but you need someone up there again to thoroughly inspect because somehow, it hasn't been fitted correctly. I've never had a leak on my veluxes.

Is there any way you can post a picture of it from outside?

You need to contact builder again.

We had this, and in the end it was because one of the roof tiles had been dislodged (ours were pantiles). So simple to fix. Maybe go out in the garden with binoculars to see if there's anything obvious on the outside roof around the window?

He seems to be adamant it's the old brickwork and the velux ares is fine I've attached photos 1 from from outside and 1 from above. I have already contacted the firm again but I'm unsure they'll come back out again.

You need to make sure that the roof pitch and design is correct. We had a similar leak and it was because the roof pitch was slightly too shallow and we had the wrong type of tiles.

Thanks everyone. It aas been passed by building control so I would have thought they would have picked up anything up that was incorrect although I think he was only here about 5 minutes

Building control won't pick up on a small leak like this. BC only check that the work is structurally sound/safe. A small incidental leak is of no interest. You have my sympathies OP because some small adjustment outside will make all the difference to the damp inside. If the original builder won't help, you might need to bite the bullet & invite someone else to look at it. I don't for a minute believe this has anything to do with your brickwork because there's no bricks on a sloping roof!

What he's trying to see is that the leak is coming through our original house brickwork and finding it's way into the new extension roof and appearing near the velux . That's why he's advised re pointing but I'm not convinced that's the issue. I know BC wouldn't pick up on a leak but I would have thought if he'd used the incorrect roof tiles they would. Most people I've asked seem to think its the extension roof or velux issues causing the leak as porous bricks would cause the wet patches between the old and new build and not where they currently appear. Fortunately we are still under guarantee for the new work

Building control won't notice if he's used the wrong type of tiles - neither building control nor a surveyor picked up that our roof pitch was too shallow, never mind the wrong tiles. We weren't impressed....

FuglyHouse, thats awful. It makes you wonder what we pay these people for. You assume going through all the right channels it couldn't go wrong....

If The builder is saying it's coming through pointing on the old brickwork into the roof space he's basically saying he didn't install a cavity tray.
The whole point of the cavity is to allow minor water ingress to drop down and exit the building safely.
Repointing it wouldn't be a good solution

Do cavity trays not have to be fitted under building regulations. Thanks

Just a thought, but when we had a leak like that it turned out to be a roof tile that was ever so slightly off and was letting water in - it wasn't directly above either so maybe have a look if a time has slightly moved

Tile (not time, that would be Dr Who territory)

Under building regulations moisture has to be kept out from habitable rooms and also that could cause damage to the structure. This build fails on both of those points.
Ultimately building regs are the owner's responsibility, but contractually hopefully they have been transferred to the builder
Regardless of that, implied clauses on workmanship would cover this kind of thing.
My objection is on blaming the existing building, when that's not relevant as to whose liable.
Having said that, if a cavity tray is needed, it would have been needed in the first place, so you would be liable for whatever the cost was of fitting one originally.