Chimney flashing repair: stop the most common roof leak
The chimney is the single most common source of roof leaks on West London period property. Four things fail around it, usually in this order: lead apron, step flashing, mortar pointing, and finally the chimney pot bedding.
How to tell the leak is the chimney
Ceiling stains immediately around or adjacent to the chimney breast, especially after wind-driven rain (not just heavy rain), almost always mean chimney flashings rather than the surrounding tiles. Damp on the chimney breast at first-floor level is a tell-tale sign.
What a proper chimney repair includes
Strip the old lead apron and step-flashing, check and replace any cracked back-gutter lead, re-dress in Code 4 milled lead with proper soakers, re-point with hydraulic lime or a strong sand-and-cement mix as appropriate, and check the chimney pot bedding and cowl. Done in one visit.
Why partial repairs fail
Someone just re-points the visible mortar without lifting the lead. Six months later the leak's back because the actual fault was a split in the back-gutter lead, not the pointing. We always pull at least one lead piece up to check what's underneath before quoting a re-point.
Capping or removing the chimney
If you don't use the fireplace any more, capping the pot with a vented cap or removing the chimney back to roof level can be a sensible long-term fix. We'll discuss the options including the impact on internal damp and ventilation.
FAQs
A full re-lead and re-point on a typical mid-terrace chimney is usually £600–£1,200 including scaffolding. Removal back to roof level is more — typically £1,500–£3,000 depending on size and access.
Most domestic chimneys are a 1-day job once scaffolding is up — half a day for the lead work, half for pointing and finishing.
No — chimney work is all external. We'll send before/after photos and a written invoice.
Related reading
More on roof repairs and the jobs that usually come with it.
- Roof leak nobody can find: how we track it downRepairs & problems
- Slipped roof tile repair: causes, cost and how to fix it
- GRP fibreglass flat roofs: pros, cons and when to choose them
- How long a new roof takes, day by dayProcess & paperwork
Looking for something specific? See our roofing services, cost guides, common roof problems or the areas we cover.
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