Wells-next-the-Sea Roofing Specialists
01263 808938 roofs@rooferwellsnextthesea.co.uk
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Lead Work

Lead Work

Lead work is one of the most demanding parts of roofing and one of the most common sources of leaks when it's done poorly. We carry out lead flashing, valley, and soaker work on properties across Wells-next-the-Sea, from replacing failed mastic repairs on chimney stacks to fitting new valleys on Norfolk pantile roofs.

Image: Wells-next-the-Sea lead work

What's involved

Lead Work in Wells-next-the-Sea

Lead work covers all the junctions where a roof meets a vertical surface or changes direction — around chimney stacks, dormer cheeks, parapet walls, bay windows, and in valleys between roof pitches. These junctions are the points most likely to leak, and they're the points most often bodged with silicone or mortar by unqualified contractors. We carry out proper leadwork to BS EN 12588 standards using code 3 to code 5 lead sheet depending on the application.

The work involves cutting and dressing lead sheet to fit the profile of the roof covering and the masonry. Flashings are wedged and pointed into mortar joints rather than surface-fixed with adhesive, which is the only method that holds long-term. On Norfolk pantile roofs — common throughout the Wells-next-the-Sea area — the irregular surface profile means valley lead has to be carefully dressed to avoid lifting at the edges. We solder internal angles and upstands where needed and allow for thermal movement with correct step and code specifications.

Silicone and lap sealants fail within a few years in exposed coastal conditions and leave you with the same leak plus a harder surface to work on. Correct lead work, properly fixed, will outlast the rest of the roof — well-laid lead flashings routinely last 50 to 70 years with minimal maintenance.

We'll tell you on the survey whether a flashing can be re-dressed and re-pointed or whether it needs full replacement. Small repairs can often be done in a single visit; chimney stack re-leading typically takes one to two days. All our lead work comes with a ten-year workmanship guarantee.

Lead flashing replacement around a standard chimney stack in Wells-next-the-Sea typically costs between £350 and £700, depending on the stack size and the condition of the surrounding roof covering.

Itemised quote
Materials, labour, scaffold broken out
Fixed start date
With a daily schedule
10-year guarantee
Workmanship, in writing
Fully insured
£5m public liability

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Questions

What people ask first.

A new roof on a typical three-bedroom house in the Wells-next-the-Sea area costs between £6,500 and £10,000. Larger roofs, natural slate, or complex hip-and-valley designs will sit toward the top of that range. We provide a fixed written quote after a free survey so you know the exact cost before we start.
If more than 25–30% of the tiles are cracked, slipped, or porous, or if the felt underlay is visibly sagging or failing, a replacement is usually more cost-effective than ongoing repairs. We'll give you an honest assessment during a free roof survey and won't recommend a replacement if repairs will do the job properly.
Most common roof repairs in Wells-next-the-Sea — such as replacing a few broken tiles, re-bedding ridge tiles, or resealing a flashing — cost between £150 and £600. More involved work like re-pointing a full chimney stack or replacing a valley will sit toward the higher end. We provide a free written quote before starting any work.
A new EPDM or GRP flat roof in Wells-next-the-Sea typically costs between £70 and £120 per square metre, including deck preparation, edging, and all trim details. A standard single-garage roof of around 15 square metres would therefore cost in the region of £1,100 to £1,800. We provide a fixed written quote after a free inspection.
For a typical semi-detached house in Wells-next-the-Sea, fascia and soffit replacement across one elevation runs from around £600 to £900. A full four-elevation job including guttering replacement typically comes in between £1,200 and £1,800. We always inspect the rafter feet first — if there's rot to treat, that adds to the cost but we'll tell you upfront.
Replacing the lead flashings around a chimney stack in Wells-next-the-Sea typically costs between £350 and £700. A full lead valley replacement on a medium-sized roof runs from around £500 to £1,200 depending on the length of the valley and whether the underlying boards need attention. We give fixed quotes after a survey, not estimates over the phone.
A standard chimney stack rebuild in Wells-next-the-Sea — dismantling to sound brickwork, re-laying in matching brick, new lead flashings, and renewed flaunching — typically costs between £1,200 and £2,800. The main variables are how high the stack is, how many courses need rebuilding, and whether new pots or a flue liner is required. We'll give you a fixed price after a survey.
A chimney take-down on a standard two-storey house in Wells-next-the-Sea, including scaffold, full demolition to below roofline, making good the roof covering, and clearing all materials, typically costs between £900 and £1,800. The main factors affecting price are access, stack height, and how closely the existing roof tiles or slates can be matched for the patch area.
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