Is your roof truly watertight? Or is it quietly letting in rain, one drip at a time?
Roofs are more than tiles and timber. They’re systems. Each part plays a role in protecting your home. Flashing is one of the unsung heroes—often overlooked, yet crucial in keeping water out.
When flashing fails, leaks follow.
Let’s break down what flashing is, how it’s repaired, and other common pitched roof issues you should be aware of.
What Is Roof Flashing?
Flashing is a thin material—usually metal—used to direct water away from critical areas on your roof. These areas include:
- Chimneys
- Skylights
- Roof valleys
- Dormers
- Vents and pipes
Wherever the roof changes direction or something protrudes, flashing is needed.
Common materials:
- Aluminium
- Lead
- Galvanised steel
- Copper
Why is flashing necessary? Roof tiles and shingles can’t fully seal tight corners or joints. Flashing bridges those gaps. Without it, water seeps in.
Signs Your Flashing Needs Repair
Flashing doesn’t last forever. It wears out due to weather, poor installation, or corrosion.
Look for these signs:
- Water stains on ceilings or walls near chimneys or skylights
- Peeling paint or plaster indoors
- Visible rust or holes in flashing
- Lifted or bent flashing from wind
- Mould or damp around roof penetrations
Even small cracks can let in water over time. It doesn’t take a major storm—just consistent rainfall.
What Happens During Flashing Repair?
Roof flashing repair involves removing damaged sections and replacing them with new, properly sealed flashing. Here’s what roofers usually do:
- Inspection: Check the extent of damage and locate the leak source.
- Removal: Carefully strip away old flashing and nearby roofing materials.
- Replacement: Fit new flashing, cut to size, and secure it with roofing nails.
- Sealing: Apply waterproof sealant or roofing cement at joints and edges.
- Reinstatement: Replace any removed tiles or shingles.
Repairs must follow the contours of your roof precisely. One misalignment can undo the entire job.
How Much Does Flashing Repair Cost in the UK?
Prices vary by material, accessibility, and location. Here’s a rough estimate:
- Chimney flashing repair: £250 – £500
- Valley flashing replacement: £300 – £600
- Skylight flashing replacement: £200 – £400
Using lead is more expensive, but it lasts longer—up to 50 years if installed correctly.
Is it worth skimping on material? In most cases, no. Saving £50 now could cost hundreds later in interior water damage. Choosing the right roofing company can be difficult but it is important you choose a company who has experience with Lead as it is a skill of its own.
Common Roof Repairs on Pitched Roofs
Pitched roofs are popular in the UK because they shed rain well. But they aren’t immune to problems.
Here are the most common pitched roof repairs:
1. Broken or Slipped Tiles
High winds or falling branches can crack or dislodge tiles. Even one missing tile can expose underlay and timbers to rain.
What to watch for:
- Gaps in the roofline when viewed from the ground
- Debris in gutters or garden (e.g. broken tile pieces)
- Interior leaks after heavy rain
Repair: Replace damaged tiles and check surrounding areas for hidden issues. Cost per tile: £80–£120, depending on height and access.
2. Damaged Ridge Tiles
Ridge tiles run along the roof’s peak and are held in place with mortar or a dry ridge system. Over time, mortar crumbles.
Risks of ignoring it:
- Water enters the roof space
- Ridge tiles can fall, posing safety hazards
- Nearby tiles may loosen
Solution: A local roofer can repair or replace ridge tiles with cement. Dry ridge systems cost more initially but last longer and need less maintenance.
3. Roof Valley Leaks
Roof valleys carry a lot of water. If flashing in the valley fails, leaks can spread quickly.
Warning signs:
- Watermarks following the line of the valley
- Corroded or split valley metal
- Sagging rooflines near valleys
Fix: Strip valley, replace with new GRP (glass-reinforced plastic) or lead flashing, reinstall surrounding tiles.
4. Gutter and Fascia Issues
Clogged or broken gutters cause water to back up under roof edges, damaging timber fascias and soffits.
Clues:
- Overflowing gutters during rain
- Rotten fascia boards
- Peeling exterior paint
Recommended action: Clean gutters twice a year. Replace damaged fascias. Install gutter guards if debris is frequent.
5. Underlay Degradation
Beneath the tiles lies the roofing underlay—a vital moisture barrier. Over time, it deteriorates, especially in older homes.
How to detect:
- Insulation in the loft feels damp
- Visible sagging or tearing when viewed from inside
- Pests nesting under roofing felt
Repair options: Spot-patch if limited. For full failures, you may need to remove tiles and re-lay new underfelt—a major job.
Why Timely Repairs Matter
A minor flashing issue or cracked tile might seem trivial. But how much damage can one drip cause?
Consider this:
- Mould remediation costs: £500–£2,000
- Timber rot repair: £1,000+
- Ceiling redecoration: £300–£600 per room
Now ask yourself—can a £250 flashing repair prevent a £5,000 bill? Often, yes.
Can You DIY Roof Flashing Repairs?
It’s tempting to save money, but working at height is dangerous. Without the right tools or experience, DIY flashing can cause more harm than good.
Risks:
- Inadequate sealing or overlap
- Personal injury from falls
- Invalidating insurance cover
Leave complex flashing repairs to professionals. If you’re determined to DIY, limit yourself to gutter cleaning or checking for obvious loose tiles with binoculars.
How Often Should You Check Your Roof?
Don’t wait until a storm hits.
Suggested checks:
- Twice a year: Spring and autumn
- After heavy storms
- Before selling your property
Hire a roofer for a drone survey or visual inspection if access is hard. Many offer free quotes or fixed-price inspections.
Final Thoughts
Your roof flashing is your home’s frontline defence. It silently directs rainwater away from vulnerable areas, day after day.
But it won’t last forever.
Ask yourself:
- When did you last check your flashing?
- Could a tiny leak be soaking into your walls right now?
- How much would you spend to avoid future damage?
Roof repairs aren’t exciting, but they are essential. A little attention today could save you thousands tomorrow.
