Pitched roof leak tiles, ridge, lead and roof window
Water in the loft or along the sloping ceiling? Call 070 783 0224 or send a photo by app.
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A pitched roof with tiles is in itself a strong roof: the tiles keep out most water and the membrane or boarding underneath catches the rest. A leak only occurs when two things go wrong at once, for example a displaced tile and an old membrane underneath. That's why we always look above and below the tiles.
Short answer
With a pitched roof, a leak is usually at a broken or shifted tile, a loose ridge tile, cracked lead around chimney or dormer, or the connection of a roof window. Often the membrane under the tiles is also old. Inspection with quote costs €140 excl. VAT (€169.40 incl.).
- Stain near the ridge: often ridge frost
- Stain next to chimney or dormer: often lead
- Drips under the roof window: gutter piece or seal
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Where do you see the water? That tells you a lot
- High up near the ridge: loose or poorly connected ridge tiles. These catch the most wind and work loose over the years.
- Next to the chimney: the lead around the chimney (lead flashings and soakers in the joints) has cracked, curled up or come loose from the joint.
- Around a dormer window: the joint between the side cheeks of the dormer and the tiles. This often also has lead or a plastic flashing.
- Under a roof window: the gutter section above or below the window, or the seal around it. Sometimes it's condensation on the inside of an old window.
- In the middle of the roof surface: a broken or displaced tile, with damaged or perished membrane underneath.
- At the bottom near the gutter: a gutter that's overflowing or a missing bird guard, allowing water and birds to get under the tiles.
The membrane or sarking: the second layer
Under the tiles, most houses have a waterproof layer: roof boarding with membrane, or in older houses just wooden boards. This layer catches water that comes between the tiles and drains it to the gutter. If this layer has perished, torn or was never properly installed, then a small fault in the tiles immediately becomes a leak inside.
From inside you can sometimes already see something: water rings on the sarking, dark spots on the wooden parts, or membrane that's come loose. Take photos of it. After the inspection you'll hear whether replacing or repositioning a few tiles is enough, or whether the roof needs to be (partially) re-covered.
How we tackle a leaking tiled roof
- In the loft. We follow the water stains and measure moisture in boarding and beams.
- On the roof. Our roofing specialist checks tiles, ridge tiles, lead and the connections of dormer and roof window.
- Targeted repair. Replace or reposition tiles, re-secure ridge tiles, renew lead or re-point. You'll hear the price in advance.
- Check. At the next heavy shower we check together whether it stays dry.
Do you live in a listed building or protected townscape? Then use tiles that match the existing ones. If you want to change the appearance, first check with your municipality whether a permit is required for this.
What does a leaking pitched roof cost?
| 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.
Questions about a leaking pitched roof
Can I replace a broken roof tile myself?
With a low, easily accessible spot and dry weather that's possible with a matching tile. On a steep or high roof we advise against it. Also check whether the membrane underneath is still intact.
Why is my roof leaking at the chimney?
Usually through the lead around it. Lead cracks or curls up due to temperature differences and can come loose from the joint. Water then runs along the masonry inside.
My roof window is leaking. Does the window need to be replaced?
Not always. Often it's in the gutter section or the seal around it. Sometimes it's condensation on the inside. After the inspection you'll hear what's needed.
How do I know if the entire roof needs replacing?
If the membrane or sarking under the tiles has rotted in many places, or if many tiles are porous. We see that during the inspection, and you'll then receive a price for both options.
What does an inspection cost?
Inspecting roof leak with quote costs € 140 excl. VAT (€ 169.40 incl.), plus call-out charge.
