Roof leak finding where the water comes in
Is water coming through the ceiling or in the loft? Call 070 783 0224 or send a photo via WhatsApp.
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With a roof leak, the spot where you see water is rarely directly below the hole. Water runs over membrane, beams and insulation and only drips down somewhere else. That's why we first look at where the water is really coming in, and only repair afterwards. For the roofing work itself, we work with a roofing specialist from our own network.
Short answer: what do you do with a roof leak?
Catch the water, switch off the power to lights or sockets where water is present, and take photos. A roof leak is usually at a seam or connection: the roof edge, the gutter, the chimney, a dormer or a roof window. An inspection of the roof with a quote for the repair costs € 140 excl. VAT (€ 169.40 incl.) with us.
- Emergency when water near electrics or a sagging ceiling
- Don't go on the roof yourself in rain, wind or icy conditions
- Keep photos and date for the insurer
Call me back
Leave your name and number and we'll call you. Prefer immediate contact? Call 070 783 0224 or message us.
What you can do yourself as soon as it leaks
- Catch the water. Bucket or tray under the drip, a towel around it to stop splashes. Move furniture and belongings aside.
- Electrics safe. Is it dripping near a light, smoke detector or socket? Switch off the circuit at the fuse box and don't use that room.
- Keep an eye on the ceiling. A plasterboard or plastered ceiling that is bulging can give way all at once. Do not pierce it yourself if you do not know what is behind it; do not stand underneath.
- Document it. Photos of the location, the stain and the weather (date, rain or storm). This helps us and your insurer.
- Call or message us. Send the photos via WhatsApp. Then we can see whether it's an emergency or whether a scheduled inspection is sufficient.
Do not go onto the roof yourself in rain, wind or in the dark. A wet flat roof is slippery and a pitched roof is often steeper than it looks from below. Laying tarpaulin or plastic over a spot can help, but only if it's safe to do so.
Where a roof leak usually is
A roof is rarely leaking across the entire surface. It's almost always at a transition or seam.
- Flat roof: a detached seam in bitumen or EPDM, a crack at the roof edge or roof trim, or a penetration (ventilation pipe, drain) that is no longer properly sealed. Water that pools because the drain is blocked also finds a way in.
- Tiled roof: a shifted or broken tile, loose ridge tiles, or lead that has started to crack or curl up. More about this at pitched roof leak.
- Gutter and downpipe: a blocked gutter overflows on the inside of the façade or into the wall. It looks like a roof leak, but the roof itself is intact. See also blocked downpipe.
- Chimney: the lead flashings around the chimney or a cracked cap. Water then runs down the brickwork inside.
- Dormer and roof window: the junction between the dormer and the tiles, or the gutter section under a roof window. Often only leaks in rain from one wind direction.
- No leak, but damp: condensation in the loft due to poor ventilation or a bathroom without extraction sometimes looks like a leak. You won't solve that with roofwork.
Does it only leak during heavy rain with wind? Then read roof leaks during heavy rain; there are different causes behind that than a leak that's always there.
How we find and fix the leak
- Photos and questions. What type of roof, how old, when does it leak (always, in storms, after snow)? With photos from inside and, if possible, of the roof, we prepare the visit.
- Indoor inspection. We measure moisture in ceiling and beams and trace the water back in the loft or roof space.
- Inspection outside. Our roofing specialist looks on the roof at seams, lead, tiles, gutters and penetrations. If the source is not visible, we use leak detection (for example thermography or a dye test).
- Price in advance. You receive in writing what needs to be done and what it costs. In emergencies we first make a temporary seal so it stays dry.
- Repair and check. After the repair we check whether it stays dry during the next downpour. The ceiling then dries out inside; we'll tell you when painting or repairing makes sense.
What does it cost to have a roof leak repaired?
The inspection has a fixed price. The repair depends on what we find: replacing a loose tile is different from a new roof covering.
| Item | Excl. VAT | Incl. 21% VAT |
|---|---|---|
| Inspect roof leak, including quote for the repair | € 140 | € 169,40 |
| Leak inspection inside (ceiling, loft, moisture measurement) | € 220 | € 266,20 |
| Leak detection including report (if the source is not visible) | € 350 | € 423,50 |
| Written technical assessment report (for example for the insurer) | € 60 | € 72,60 |
| Repair of the roof itself | price after inspection | in writing in advance |
Guide prices from the PandFix price list (October 2026). Call-out charge is additional: €35 excl. VAT (€42.35 incl.), emergency €65 excl. VAT (€78.65 incl.). Evening or weekend: surcharge €80 excl. VAT (€96.80 incl.). Materials and extra hours only by agreement. You will always hear the price before we start.
First searching for the cause costs money, but prevents you paying for a repair in the wrong place. We see that often: a sealant joint at the roof window is redone, when the gutter was the problem.
Will the insurance pay for a roof leak?
That varies by policy. In general: damage inside from suddenly entering water (for example after a storm) is more often covered by buildings or contents insurance than the repair of the roof itself. Wear and tear and deferred maintenance are usually not covered. Call your insurer before major costs are incurred and keep photos, date and our findings. More at water damage and insurance.
Are you renting? Always report a roof leak to your landlord or housing association first. Roof maintenance is normally the owner's responsibility.
Questions about roof leaks
Is a roof leak an emergency?
Yes, if water reaches electrics, if the ceiling starts to bulge or if a lot of water is coming in. Then we first make a temporary seal. A small damp patch that only grows during storms can usually wait a few days.
Why isn't the stain directly under the leak?
Water runs over roof boarding, membrane and beams before it drips down. The stain can therefore be a few metres from the actual leak. That's why we first search for the source.
What does a roof inspection cost?
Inspecting a roof leak including a quote for the repair costs € 140 excl. VAT (€ 169.40 incl.) according to our price list, plus call-out charges. You will hear the repair cost itself in advance.
Can you also repair a flat roof?
Yes. For bitumen, EPDM and roof edges we work with a roofing specialist from our network. We arrange the appointment and you have one point of contact.
Can I do anything on the roof myself?
Only if it's dry, calm and safe. Sliding a loose tile back or clearing a gutter is fine. Never go on the roof in rain or darkness.
My ceiling is wet, but it is not raining. Is it the roof then?
Probably not. Then the cause is more often in a pipe, the central heating or the bathroom above. See ceiling leak.
