Diss Roofers handles lead flashings, valleys, flat roof detailing and all lead work for homeowners in Wymondham and the surrounding villages.
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When a flashing fails or a valley needs replacing in Wymondham, the first question is usually what material to use. Lead is the traditional answer, but there are alternatives on the market. This page sets out the main options, what they cost in broad terms, where each one is appropriate, and where it is not - so you can have an informed conversation with your roofer rather than simply accepting whatever is suggested.
Lead is used at every junction on a roof - at chimneys, against walls (abutment flashings), in valleys between two roof slopes, around dormers and skylights, and on flat roof upstands. Its job is to form a watertight seal at points where two different surfaces meet and where there is movement as the building expands and contracts with temperature changes. Lead is uniquely suited to this because it is soft, malleable and can be worked into complex shapes without cracking.
Lead soakers are a separate component that most homeowners have never heard of. They sit beneath the tiles at the side of a chimney or dormer, one soaker per course of tile, each overlapping the one below. The step flashing is then dressed over the top, hiding the soakers from view. Without soakers, water tracks behind the step flashing and into the roof space - often with no visible leak point on the outside.
British Standard milled lead is produced to a specific weight and thickness, described by code numbers. The higher the code, the thicker the lead. Code 3 and 4 are used for soakers and lighter flashings. Code 4 and 5 are standard for chimney flashings, step and cover flashings. Code 5 and 6 are used in valleys and on flat roofs where the lead must span wider sections.
The main advantages of milled lead are longevity, repairability and appearance. Properly installed lead can last many decades - some Victorian lead work is still doing its job. It is also the material that most planning authorities expect on period properties or in conservation areas. If a property has had lead from the outset, replacing it with lead is nearly always the right call.
The disadvantage is cost. Lead is priced against the commodity market, and the price fluctuates. It is also relatively slow to install when done correctly, because it must be laid in short bays, dressed carefully and fixed with lead clips.
Using too light a code to save money is a false economy. Thin lead in a valley or behind a chimney will be stretched, creep with heat and develop splits within a few years.
Several products have come onto the market as lead substitutes. The most widely used are aluminium flashing tape, zinc and lead-coated copper. Each has a place, but none is a direct like-for-like swap for milled lead in every situation.
Aluminium self-adhesive flashing tape is quick to apply and costs less than lead. It is used by some roofers for small flashing repairs, particularly in awkward or tight spots. The honest assessment: adhesive products harden and lose adhesion over time, particularly in locations exposed to direct sun. They are not appropriate for primary flashings on long-lived roofs, but they are acceptable as a short-term repair while a full lead job is planned.
Zinc is a genuine alternative for flashings and valleys. It is lighter than lead, costs slightly less on materials, and is more rigid - which can be an advantage on wide flat sections. The downside is that zinc is less forgiving to dress into complex shapes, so on intricate chimney details or multi-angle dormers it can be harder to achieve a neat finish. Zinc also has a different appearance, which can matter on traditional properties.
Lead-coated copper is sometimes specified on high-specification properties. It is durable and takes a neat finish, but it costs more than plain lead and the skill required to work it well is less common among general roofers.
For most properties in Wymondham and nearby villages, milled lead remains the right material for flashings and valleys. The alternatives have their place, but a roofer who suggests a permanent lead replacement with adhesive tape is not doing you a service.
The cost of a lead job depends on several factors: the code and quantity of lead required, the complexity of the detail (a simple straight abutment costs less than a full chimney with back gutter and soakers), access requirements, and whether adjacent tiles need replacing at the same time. A chimney re-flash in Wymondham might cost anywhere from around £350 for a small, accessible chimney with straightforward flashings to £800 or more for a large double chimney with a back gutter, soakers and complex step work. Valley re-leads are priced per metre and vary with the code of lead and the pitch of the roof.
Always ask a roofer to specify the code of lead they plan to use and the bay lengths they will work in. If they cannot answer both questions clearly, that tells you something.
Correctly installed milled lead, using the right code for the application and laid in appropriate bay lengths, typically lasts 50 years or more. The upper end of the range - lead that lasts 80 to 100 years - is achievable on sheltered, well-maintained roofs. Valleys and back gutters on exposed properties tend to wear faster because they carry more water volume and see more thermal movement. The key variable is installation quality, not the lead itself.
Lead is one of the oldest flat roof coverings and still appropriate for smaller flat areas - bay tops, outbuildings, porches and dormers. For large flat roofs, EPDM rubber membrane is often a more practical choice because it eliminates the thermal movement issue that requires lead to be laid in short bays. For smaller areas where appearance matters or where the rest of the property is lead-detailed, lead remains the right answer.
We carry out lead work across Wymondham and the surrounding area. If you need a survey to determine which material suits your property, or a straight quote for a specific lead job, call Diss Roofers to arrange a visit.
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