Leaking roof - how serious?

[ClematisBlue49]

After the last storm, a very small wet patch in the corner of my bathroom ceiling suddenly expanded. So far water isn't dripping, so I suspect it's only a small leak, and that either the flashings have gone, or there is some cracked render in the firewall (there's no accessible loft space above as the bathroom is in the extension at the back - it's a typical Victorian terraced house). The tiles themselves look perfectly normal, and the stain is only in the corner and along the wall (so far).

I've been trying to persuade a roofer to come and look at it for more than a week, but they either don't turn up, don't pick up the phone, or say they are busy for the next several months.

I have to believe that I will eventually find a roofer who will turn up and do the work, but in the meantime I'm stressing out about the amount of damage that might be caused if it isn't addressed quickly. Does anyone have any idea how long you can leave something like this before there is serious cosmetic and / or structural damage?

Also, I'm wondering whether a general builder might be able to fix the problem rather than a specialist roofer, and might be more available.

Any views / advice / reassurance welcome!

The same thing happened to us but it was a new leak. I took a huge gamble and went on my local ‘Next Door’ site as I have spent two years finding a roofer for my DM - still waiting for a break in the weather, meant to have been done the end of July. Friends in the building trade are having the same problems in finding firms/individuals who will even return their calls if it’s a private home.

If you get a response my advice is to send pictures, ask for a break down of what they will do and an estimate of what it will cost. A small building / maintenance firm contacted me, they came the next day, repaired what we thought was the problem but, unfortunately, it’s not where the leak originates and so they are coming back. They did a good job but accepted our assessment of what was wrong rather than investigating further. When it’s done it is guaranteed for several years.

Like I said, it’s a gamble but we need it done as quickly as possible and it’s a tradesmen’s market.

The problem is water can track from where the damage is and follow the easiest route

for it to come through it’s already soaked timbers and insulation

and this time of year it will take forever to dry. Out

all that said we had similar and for one reason and another we had to wait 3 years for new roof
there was no structural damage and our roof was completely fucked didn’t even need a torch when you went in loft and a few buckets

Thanks @Dreamsarereal , and sorry to hear you have also had problems. You're right, the tradesmen hold all the cards, especially if they are any good.

I'm putting my house back on the market in a few months' time, so I think if I could persuade myself that it wouldn't cause the roof to collapse, I might be minded to leave it and reduce the price when I come to sell.

I will have a look at Next Door.

@ClematisBlue49

if storm damage call your insurance and get them to send someone out?

Thanks @Tallerandtall , I had assumed they wouldn't pay out as they would say (probably rightly) that it's part of general maintenance rather than being directly caused by the storm, but no harm in contacting them. I don't care whether they pay out or not, but maybe they have more influence with the roofing companies.

@ClematisBlue49

if it happen due to the storm it’s storm damage

As a PP said, if it is showing inside the house, then it has tracked through from somewhere. Don't leave it any longer than you need to as damage will be increasing.

Do you have a ladder to be able to go and have a look at the roof to see what may be happening up there?

If you have emergency cover on your home insurance, give them a call. I had something similar about a year ago and they sent out a roofer to diagnose the problem and carry out a temporary fix. That way you'll then hopefully know what you're asking a tradesman to come and do.

Thanks @HappiestSleeping , sadly there's no way I can get up a ladder or on to the roof (ladder and heights phobias!), but I can get a clear view of it from the second bedroom, hence suspecting it's to do with the render or flashings.

I'll definitely get it fixed as soon as I can, but it's not within my control, it seems. The availability and quality of tradespeople in this country, and certainly my area (SE) is not great, in my experience.

@Tromso , I'm not sure if I have emergency cover or not - I will check. I've never claimed on an insurance policy before and hoping not to start now, but if they can sort out a temporary fix that would be something.

@ClematisBlue49

this is what insurance is for.
this is not emergency cover there was a named storm it’s storm damage

elergency cover is for other reasons like bust pipe etc etc to fix the pipe

It's such a nuisance. I have a leaky roof too and have invited 3 roofers to quote. One never turned up, and the other two did, but I didn't ever get a quote. I'm going to have to try doing it myself before the situation gets worse.

I’ve got a similar roof leak atm. Builder was informed a when I noticed it and should come and fix it this week or next. If it’s only marking the plaster, it’s unlikely to cause major damage in the short term. If you know of anyone who is having building work done you could try asking their builders

Thanks @Autumn1990 , that sounds hopeful.

Good idea re the builders. If the insurance route fails I might ask if my neighbours' builders can take a look. Their project is finished but they had them back recently to sort some issue, and as my roof problem is on the party wall side, they may feel motivated to contact them for me.

Do you have a dehumidifier or can you hire one? That will help dry out whatever water is seeping in and around until you can get it fixed! In fact in a period property it's a pretty sound investment!

Thanks @CardinalCat , no I don't have a dehumidifier (no condensation or damp generally), but I will certainly look at getting one. The windows are open all day anyway, and I've had the extractor fan on a fair amount. I might go mad and put the heating on for a bit too! It looks a bit less bad today after two days without rain, so hopefully it will dry out completely once the problem is fixed.

Definitely call your insurance company. We had similar last year and they fixed it. They have a list of trusted tradespeople who get regular jobs from them, so it's much easier for them to send someone round. The downside is that our monthly premium has gone up slightly - but it was worth it as the scaffolding alone was 1.5K !!

Anyway after the last storm we have a similar problem again in a different place (arrrghhh) so I need to call them again.

Also, definitely invest in a dehumidifier! I got one from AO last week and that thing is magical :)

(Just to add that once you've had a leak the wall takes ages to dry, I'm talking months, so a dehumidifier can really help speed up the process).