Lead flashing repair and leadwork dressed properly the first time
S S Roofing Specialist Limited carries out lead flashing repair, lead valley repair, stepped flashing installation and flat roof lead work on homes, shops and industrial premises across the UK. We cut, dress and point lead to BS 6915 guidance, using the lead code suited to the run length and exposure rather than whatever is left on the van.
What you get with every job
- 01. A site survey before any price is given, not after
- 02. A fixed price quote in writing, with lead code specified
- 03. Old flashing, soakers and chases removed cleanly
- 04. Lead cut and dressed to the correct fall and overlap
- 05. Joints lapped or welted rather than sealed with mastic
- 06. A written guarantee on workmanship and materials
Who we are and why clients trust us
S S Roofing Specialist Limited is a UK roofing and leadwork contractor that repairs and replaces lead flashing, valleys, soakers and aprons on residential, commercial and industrial buildings, working to BS 6915 lead detailing guidance and offering written guarantees on completed work.
Leadwork enquiries usually come from one of a few directions. A homeowner has a damp patch on a ceiling below a chimney or dormer and a roofer has traced it back to a split in the flashing. A managing agent has a lead valley between two roof slopes that has been patched with mastic for years and is now letting water through at every joint. Or a facilities manager on a commercial unit has a flat roof with lead upstands that have lifted at the corners and need recutting.
Every crew member working at height holds a current CSCS card, and our operatives are trained in safe ladder use, tower scaffold assembly and roof edge protection. We carry public liability insurance, and we will provide a copy of our certificate before work starts if you ask for one.
We do not patch a perished valley with mastic and call it a repair. Mastic and sealant bridge a gap for a season at best, and once they fail water finds the same route back in. If a section of lead has split or corroded, we cut it out and dress in new lead lapped correctly with the surrounding pieces, so the joint sheds water rather than relying on a sealant to hold it back.
We specify lead code by location and run length following BS 6915, generally using heavier codes on valleys, gutters and longer flashing runs where wind uplift and water volume are greater, and lighter codes on stepped flashings and soakers where the lead is supported along its full length. Every job, large or small, gets the same site survey before a price is agreed.
What leadwork and flashing includes
Leadwork and flashing from S S Roofing Specialist Limited covers repair and replacement of lead flashing around chimneys, dormers and roof junctions, lead valley repair where two roof slopes meet, stepped flashing installation against walls and abutments, and flat roof lead work including upstands, aprons and edge trims.
- Lead flashing repair, cutting out split, cracked or corroded sections of flashing and dressing in new lead lapped correctly with the surrounding pieces
- Lead valley repair, replacing the lead lining where two roof slopes meet, including the tilting fillets and undercloak that support the lead and set its fall
- Stepped flashing installation, cutting individual steps of lead into the brick or stone joints along a sloped abutment so each step overlaps the one below
- Apron flashing replacement at the base of chimneys, dormers and roof lights, dressed over the roof covering to throw water clear of the junction
- Soaker renewal, the small individual pieces of lead woven between roof tiles or slates along an abutment, replaced where they have corroded or come loose
- Flat roof lead work, including upstands at walls and roof lights, lead lined gutters, and welted or lapped edge trims on lead covered flat roofs
- Lead gutter relining on box gutters and parapet gutters, removing the old lining and dressing in new lead to the correct falls and outlets
- Patination oil treatment applied to new lead where appropriate, reducing the white carbonate staining that can run down onto brickwork or render below new leadwork
- Full site clean up, with old lead and offcuts removed and disposed of through licensed waste carriers, including recycling of scrap lead where possible
How stepped flashing, soakers and aprons work together
Where a roof slope runs into a wall or chimney, individual soakers are woven between each course of tiles or slates so water running down the roof is carried over the top of each soaker and away from the joint. Stepped flashing is cut into the mortar joints of the brickwork in a series of steps that follow the roof pitch, with each step lapping over the soakers below it. An apron flashing finishes the junction at the base of the chimney, dressed down over the tiles to throw water clear of the brickwork.
- Stepped flashing: lead cut into brick joints, stepped down the slope
- Soakers: individual lead pieces woven between tile courses
- Apron: flashing dressed over tiles at the base of a junction
- Lap: overlap between pieces that lets water run off rather than in
What our leadwork and flashing covers
Our leadwork covers rolled lead sheet from code 3 through to code 8, used for flashings, valleys, soakers, gutters and flat roof upstands, with the code selected according to the location, exposure and run length set out in BS 6915, and priced individually after a site survey because access, lead code and the extent of replacement all affect the final cost.
Lead codes and where they are used
Lightest common code, used for soakers woven between tiles where the lead is fully supported.
Standard code for stepped flashings, aprons and cover flashings on most residential roofs.
Common choice for valley linings and longer flashing runs needing more resistance to movement.
Used for lead lined gutters, parapet gutters and flat roof upstands subject to foot traffic.
Specified on large commercial flat roofs and where exposure or wind uplift is significant.
Common leadwork repair types explained
Lead flashing repair means cutting out the section of lead that has split, cracked or corroded, then dressing in a new piece of the same code lapped correctly with the lead above and below so water continues to run off rather than into the joint.
Lead valley repair involves stripping the old lining back to the tiling battens, checking the tilting fillets and undercloak that set the fall of the valley, and dressing in new lead with welted or lapped joints rather than soldered seams on most domestic valleys.
Stepped flashing installation requires cutting a series of chases into the mortar joints along the abutment, dressing each step of lead into its chase and wedging or pointing it in place so it follows the pitch of the roof without gaps.
Flat roof lead work covers upstands at walls, kerbs and roof lights, formed with welted joints at corners and dressed over the roof covering with sufficient upstand height to resist standing water during heavy rain.
UK lead flashing and leadwork cost guide
| Job | Typical UK Cost Guide | What affects the price |
|---|---|---|
| Lead flashing repair, single chimney or dormer junction | £180 and £450 | Length of flashing run, lead code, access and scaffold needed |
| Lead valley repair, per valley on a pitched roof | £350 and £750 | Valley length, condition of tilting fillets, number of valleys |
| Stepped flashing installation, per metre run | £60 and £110 | Lead code, brick or stone abutment, number of steps to cut |
| Soaker replacement, per metre of abutment | £40 and £80 | Tile or slate type, number of courses affected |
| Lead gutter relining, per metre on a box or parapet gutter | £90 and £160 | Lead code, gutter width, number of outlets and joints |
| Flat roof lead upstands, per metre including welted corners | £70 and £130 | Upstand height, lead code, number of corners |
| Full chimney lead set, flashing, soakers and apron together | £400 and £900 | Chimney width, roof pitch, lead code throughout |
| Mastic and sealant removal with proper lead repair | £150 and £400 | Extent of previous sealant repairs, condition of lead underneath |
Figures above are guide prices for England and Wales as of 2026 and exclude scaffold. Where a tower scaffold or full scaffold is needed for a two storey or taller property, expect an additional cost of between £400 and £900 depending on the size of the building and how long it stays up. We confirm an exact figure in writing after the survey, and that figure does not change once work begins unless you ask for extra work.
Why choose S S Roofing Specialist Limited
Clients choose S S Roofing Specialist Limited for leadwork and flashing because every quote specifies the lead code in writing, every operative at height holds a CSCS card, lead is dressed and lapped to BS 6915 rather than sealed with mastic, and finished work carries a written guarantee covering both materials and workmanship.
ComplianceDetailed to BS 6915
Lead flashings, valleys and soakers are detailed following BS 6915 code of practice for the design and installation of lead sheet, with fixings and fall specified with BS 5534 wind uplift guidance in mind. Lead codes are matched to location and run length rather than using one code throughout a job.
HonestyLead first, not mastic
If a flashing has failed because the lead itself has split or corroded, sealing over it with mastic only delays the next leak. We will tell you when a section of lead genuinely needs cutting out and replacing, and when a smaller dressing repair to an otherwise sound piece of lead is enough.
AccountabilityPhotographic records
We photograph flashings, valleys and junctions before we start and after we finish on every job, so you can see the condition of the lead and surrounding roof covering that was hidden from view, and the standard of the finished dressing once the new lead is in place.
Common residential and commercial or industrial leadwork problems
The most common leadwork problems in the UK are split or cracked flashing around chimneys and dormers, perished valley linings that have been patched with mastic, lead that has lifted or torn at welted corners on flat roofs, and on commercial or industrial buildings, lead gutters and upstands that have not been inspected for years and are now failing at multiple joints at once.
Residential properties
- Cracked chimney flashing often develops along the line where the lead has been dressed too tightly into the brick joints, causing the lead to crack with thermal movement over repeated seasons
- Mastic patched valleys are common on older properties where a previous repair sealed a split lead valley with mastic rather than cutting out and replacing the affected section, and the mastic has since cracked and failed
- Lead theft and replacement with non lead materials sometimes leaves flashings finished in a lead substitute that does not perform the same way over time, particularly at complex junctions
- Damp staining around chimney breasts or dormer cheeks inside the property is often the first sign of a flashing problem outside, especially after periods of heavy or prolonged rain
- Soakers that have come loose between tile courses can allow water to track sideways under the tiles rather than running straight down the roof slope
Commercial and industrial properties
- Lifted welted corners on flat roof upstands are a frequent cause of water ingress at parapet walls, particularly where the upstand height is too low to cope with standing water
- Lead gutters with multiple failed joints on older industrial buildings can mean water is entering at several points along the same run, making it harder to trace from inside the building
- Thermal movement on long lead runs without adequate expansion allowance can cause splitting at fixed points, particularly on longer commercial valleys and gutters
- Roof plant installations that have been fitted through existing leadwork sometimes leave poorly detailed upstands around new pipework or ductwork
- Patination staining running down render or cladding below new lead can be reduced with patination oil applied during installation, and is worth asking about before work is finished
How we complete every leadwork and flashing project
We complete every leadwork project in nine stages, starting with a site survey and ending with a final check and handover, so the finished flashing, valley or upstand is dressed correctly, lapped to shed water, and proven sound before we leave site.
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Site survey and lead inspection
We inspect existing flashings, valleys, soakers and upstands, checking for splits, corrosion, lifted welts and previous mastic repairs, and note the lead code currently in place where it is visible.
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Agree specification and fixed price quote
We confirm the lead code for each area of the job, the extent of removal and replacement needed, and provide a written quote that itemises flashing, valley, soaker and upstand work separately.
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Arrange safe access
Depending on the height and pitch of the roof, we set up ladders with stand off arms, a tower scaffold, or arrange full scaffold for taller properties, always with edge protection in line with current work at height regulations.
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Strip out failed leadwork
Split, corroded or mastic patched lead is removed along with any soakers or fillets that need renewing, taking care not to disturb surrounding tiles, slates or roof coverings more than necessary.
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Check timber and tilting fillets
With the old lead removed, we check the condition of tilting fillets, valley boards and any timber that supports the lead, repairing or replacing where rot or movement has occurred.
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Cut and dress new lead to code
New lead is cut to the specified code and dressed to the correct fall, with welted joints formed at corners and laps allowed at every join so water always runs over rather than into a joint.
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Fit stepped flashing or aprons where required
Stepped flashing is cut into mortar joints along abutments and wedged or pointed in place, while apron flashings are dressed down over the roof covering at the base of junctions.
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Apply patination oil where appropriate
Where new lead is visible and at risk of staining surrounding brickwork or render with white carbonate, patination oil is applied to reduce the early weathering process.
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Check the finished work and clear site
We check laps, welts and falls across the completed leadwork, remove offcuts and old lead for recycling through a licensed waste carrier, and walk through the work with you before providing your written guarantee.
Leadwork and flashing questions answered
How much does lead flashing repair cost in the UK?
Lead flashing repair around a single chimney or dormer junction typically costs between £180 and £450, depending on the length of the flashing run, the lead code specified and whether scaffold is needed for access. A full chimney lead set covering flashing, soakers and apron together usually costs between £400 and £900.
What is the cost of roof flashing replacement compared with a repair?
Roof flashing replacement cost depends on whether the whole flashing run needs replacing or just a section. A localised flashing repair on a single junction sits between £180 and £450, while a lead valley repair covering a full valley length sits between £350 and £750. Replacing leadwork across multiple junctions on the same roof is usually priced as one job once the full extent is known from the survey.
What lead code should be used for a valley or flashing?
Lead code selection follows BS 6915 guidance based on location and exposure. Soakers are typically code 3, stepped flashings and aprons are typically code 4, valleys are typically code 5, and lead gutters or flat roof upstands subject to foot traffic are typically code 6. Heavier codes such as 7 or 8 are used on larger commercial flat roofs with greater exposure.
Why is mastic not a proper repair for a leaking lead valley?
Mastic and sealants bridge a gap in lead temporarily, but they do not move with the lead as it expands and contracts with temperature changes, and they typically crack and fail within one or two years. A proper lead valley repair involves cutting out the affected section and dressing in new lead with a welted or lapped joint that continues to shed water as the lead moves.
How do I find a leadwork roofing contractor near me?
A leadwork roofing contractor should be able to specify lead code by BS 6915, hold current CSCS cards for operatives working at height, and provide a written quote that separates flashing, valley, soaker and upstand work. Asking to see photographs of completed leadwork, particularly welted corners and stepped flashing detail, is a reasonable way to judge the standard of previous work.
Can stepped flashing be installed without cutting into the brickwork?
Stepped flashing installation traditionally involves cutting individual chases into the mortar joints of the brickwork so each step of lead is wedged and pointed in securely. Surface mounted cover flashings are sometimes used as an alternative on render or where cutting into brickwork is not appropriate, but they generally do not perform as well over time as lead cut into the joints.
What does a flat roof lead work specialist check before quoting?
A flat roof lead work specialist will check the height and condition of existing upstands, the condition of welted corners, the fall of any lead lined gutters, and whether previous repairs have used mastic or non lead patches. This determines whether the job is a localised repair to specific upstands and corners or a fuller relining of the affected lead areas.
What guarantee comes with leadwork from S S Roofing Specialist Limited?
Leadwork and flashing replacement from S S Roofing Specialist Limited comes with a written guarantee covering both the materials supplied and our workmanship. The exact guarantee period is confirmed on your written quote and depends on the type of work carried out, for example a single flashing repair compared with a full valley relining.
Get a fixed price leadwork quote, in writing, before any work starts
Tell us about the flashing, valley or upstand causing the problem and we will arrange a survey, then send a written quote that specifies lead code and breaks down each area of work separately, so there are no surprises once work begins.
- CSCS registered operatives
- Fixed price, no hidden extras
- Lead detailed to BS 6915
- Written guarantee on every job
Lead valley repair near me, fast
If you have a damp patch on a ceiling below a chimney, dormer or valley, or you can see lead that has lifted, split or pulled away from a wall, call us directly and we will aim to get someone out to assess the problem within a few days, sooner where water is actively coming through.
For a split flashing, a perished valley, or lead that has lifted at the corners on a flat roof, describe the problem when you call and we will let you know what to expect, including an approximate cost range before anyone visits.
Lines open for calls and messages most days. Email anytime.
Leadwork and flashing service areas across the UK
S S Roofing Specialist Limited carries out lead flashing repair, lead valley repair, stepped flashing installation and flat roof lead work for homeowners and commercial clients across the UK, with crews regularly working in the regions listed below.
Leadwork & lashing Service Areas Across the UK
S S Roofing Specialist Limited provides residential and commercial roof replacement services across the United Kingdom. If you are searching for roof replacement near me, current service areas include:
Current Service Areas
National Scope
We structuralize roof replacements on commercial portfolios, industrial frameworks, and residential developments across major UK operational territory lines.
Tailored Frameworks
Our logistical layout means scaffolding setups, material allocation, and site compliance are safely handled, completely aligned with strict regional safety criteria.
Your area not listed?
Call 07455 077003 — we cover more locations than shown above and are happy to discuss your project wherever you are in the UK.
Request a Free Quote
If your property has a leaking roof, storm damage, failing membranes, or any other roofing concern, do not wait for the problem to develop further. Water damage escalates quickly, what costs hundreds of pounds to repair today may cost many thousands to remedy in six months' time.
Contact S S Roofing Specialist Limited
Free survey, no call out charge, no pressure, and no obligation to proceed.
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Emergency Repairs Available
What Happens When You Contact Us
We attend, assess, advise honestly, and provide a detailed quotation that allows you to make a fully informed decision.
You call or email with details of your roofing concern.
We arrange a convenient time for a free site survey.
We carry out a thorough inspection and present you with a clear written quotation.
You decide whether to proceed, with no pressure and no obligation.
If you proceed, we schedule the work and keep you informed throughout.