Flashing Coming Loose
Lead or mortar flashing around a chimney, wall junction, or skylight is lifting, cracking, or pulling away.
What Is Causing This?
- 1Mortar fillet cracking and falling away
- 2Lead flashing not properly dressed into the brickwork
- 3Thermal movement over time loosening the fixings
How Urgent Is This?
This should be fixed in the coming weeks. Leaving it may allow the problem to worsen and cost more to repair.
What Needs to Be Done
A roofer will remove the old flashing, chase new lead into the mortar joint, and dress it down over the tiles. Mortar fillets may be replaced with proper lead flashings.
How Much Will It Cost?
National average estimate
Labour: £975 – £2,575 | Materials: £725 – £2,050
Enter your postcode for a local price estimate
Prices are estimates based on typical UK rates. Actual costs depend on the specific issue, accessibility, and your location. All quotes from tradespeople on Tradesfolk are completely free.
Find a Roofer
Enter your postcode above to find local roofers, or browse all roofers.
Find a RooferWant a More Accurate Diagnosis?
Upload a photo of the problem and our AI tool will give you a detailed diagnosis, estimated cost, and connect you with local tradespeople.
Try Snap and FixStill Not Sure? Ask a Tradesperson
Post your question and get free advice from tradespeople who deal with this every day.
Ask a QuestionPlanning Permission Guidance
Some fixes for this problem may require planning permission or building regulations approval. Check if your project needs permission:
How to Prevent This
Inspect flashings annually, particularly after winter. Repoint any cracking mortar around chimney flashings promptly.
Related Problems
Other Roofer Problems
One or more roof tiles have slipped, cracked, or blown off, leaving exposed areas on the roof.
Water coming through the roof into the loft space or directly through the ceiling, often during or after rainfall.
The ridge line along the top of the roof has a visible dip or sag instead of running straight.
Rainwater overflows from the guttering during rainfall, running down the outside walls of the house.