Leaky roof

[newmumbaby22]

We appear to have a leak near our chimney stack. We called someone out to inspect and he checked though the loft only.

In summary - lining around chimney stack is ripped ( facing/ running down it) other parts have some small rips, one being around the gas chute from old gas fire. Another section is complete ripped showing roof tiles.

He is saying that we need to refelt the whole roof. Said he can reuse the tiles as they are fine. However, he didn’t actually go up onto the roof to see these?

My issue is, yes the chimney stack is wet and clearly water ingress etc has been going on for some time. However, the other parts he had shown photos of appear dry? The section with no felt and just tiles looks bone dry. No water damaged to loft insulation either.

He has quoited around £6,500 to refelt and re use the tiles.

Is the issue the tiles or felt/roof lining?
Is he having me on?

He’s having you on

get a few quotes as you would anything else

let them do the talking as to what they think is wrong

do not offer up your own explanation

Has the flashing on the chimney stack failed? The lining is making no difference to the roof is it, can you see evidence of water coming in on the loft floor?

Sounds like you're being led on.

@sbplanet it is very difficult to see the front side of the roof which is where the chimney is.
thats what worried me the most is that he stated we wouldn’t need replacement tiles as they are good and in good condition. How can you see that front the loft?!
there is evidence around the chimney stack and insulation below it but not that I can tell in other parts.

we will definitely be getting quotes from others but it’s so hard to know who is telling the truth

Rereading your original post again, then really more info is needed to comment on the work quote and it's necessity. I skim read before, sorry.

From inside the loft you should be able to see if there has been any water ingress - stains, wet patches and so on. You should also be able to see how damaged the felt is and how much is missing. From the outside you can see the general condition of the roof and tiles.

Did he say what was causing the actual 'chimney leak'?

Does the quote include scaffolding?

It's a big job and I'm no expert and so don't know if it's necessary, but being able to see roof tiles inside isn't good. Get more quotes and that will give you more of an idea of what needs doing and how it can be done.

There is only water ingress around the chimney stack and some of the wood around that. There is a few rips etc in the felt and one section has a large rip and reveals a significant amount of tiles.

he saying the fact that the felt is going downwards on the chimney is what is caused the leak as the rain is running down that. I have got some photos I can attach if you’d can be of help.

he is saying he can do the job without scaffolding as there is enough brick (when front row of roof tiles is removed) for him to stand on? This was a massive concern to me.
we are definitely going to get more quotes but information is so contradicting- we have friends who don’t have any roof felt at all and just tiles?!?!

as you can see in the first photo. The insulation below the tiles is bone dry. we can’t find any water coming through in that section.

I don't know the answer to the loose felt issue. But I would think (guess!) that the leak around the chimney stack is down to the flashing (sealing between roof and stack) has failed.
Reached the limits of my knowledge, sorry. Google is your friend. :)

Get a few more roofers round and see what they suggest.