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Repair lead flashing.
Chimney, abutment or valley lead flashing repaired — by a roofer with lead-work credentials.
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Top tips
Hiring a guttering, without the regret.
Four moves that separate a smooth job from a nightmare.
Flashing not dressed into chase
Lead surface-laid against brick lets water track behind. Always cut a chase and dress the lead in.
Lead too long
Lengths over 1.5m crack from thermal movement. Use proper jointing.
No patination oil
Fresh lead reacts with rainwater, leaving white milky runs on the brickwork. Treat at install.
Crumbling mortar above
The underlying cause is often masonry decay above the flashing. Repoint before re-flashing.
Costs & timeline
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Indicative UK ranges and what affects price.
Cost range
By job type
Inc. VAT · 2026
Source: NMT quotes
Source: NMT quotes
Code 5 lead per m² supplyFor chimneys, abutments
£30–£50/m²
Code 6 lead per m² supplyFor box gutters, parapets
£40–£65/m²
Chimney flashing repairFront + back apron + side step
£250–£700
Abutment flashing per metreWhere roof meets wall
£50–£120
Patination oil treatmentPrevents lead run-off staining
£20–£50
Lead-mortar pointing per metreOf chase joint
£20–£50
!
Quote spread is typically ± 18% — always get 3 quotes.
At a glance
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Lead flashing seals roof junctions where the roof meets a wall, chimney or another roof — and where the box gutter meets the dwelling. Failed flashing is one of the most common sources of internal damp in UK homes. Expect to pay £180–£800 for a typical UK lead flashing repair.
What Does the Work Involve?
The leadworker removes the failed flashing, cleans the wall chase, checks the masonry above (often crumbled mortar is the underlying cause), inserts new Code 5 or Code 6 lead in lengths typically 1.5m maximum, dresses the lead into the chase with a stepped or continuous pattern, points the chase with lead-mortar mix, and treats the lead with patination oil to prevent run-off staining on the wall below.
Typical Costs
| Item | Low (£) | High (£) | Notes |
|---|---|---|---|
| Code 5 lead per m² supply | 30 | 50 | For chimneys, abutments |
| Code 6 lead per m² supply | 40 | 65 | For box gutters, parapets |
| Chimney flashing repair | 250 | 700 | Front + back apron + side step |
| Abutment flashing per metre | 50 | 120 | Where roof meets wall |
| Patination oil treatment | 20 | 50 | Prevents lead run-off staining |
| Lead-mortar pointing per metre | 20 | 50 | Of chase joint |
| Scaffold access | 250 | 900 | If chimney work |
How Long Does It Take?
Chimney flashing: 1–2 days. Abutment flashing 4–6m run: half a day. Plus scaffold time (typically 3–5 days for a chimney to comply with WAH).
DIY or Professional?
Professional only. Lead dressing requires specialist tools (dressers, bossing sticks) and experience to form the right radius at the chase. Cheap "flashband" tape patches are short-lived and don't satisfy a quality home survey.
Choosing the Right Tradesperson
A roofer or leadworker — ideally one accredited by the Lead Sheet Association. Insist on Code 5 minimum for residential, Code 6 for box gutters and parapets. Ask for patination oil to be applied — without it the lead leaches white run-off onto the brickwork below.
UK Regulations
Lead Sheet Association guidelines are the de facto standard for residential leadwork. BS 6915 covers code grading. Listed buildings require like-for-like lead replacement and conservation officer consent. Heat-applied (lead-burned) joints are required on some long lengths to prevent solder corrosion.
Common Problems
- Flashing not dressed into chase: Lead surface-laid against brick lets water track behind. Always cut a chase and dress the lead in.
- Lead too long: Lengths over 1.5m crack from thermal movement. Use proper jointing.
- No patination oil: Fresh lead reacts with rainwater, leaving white milky runs on the brickwork. Treat at install.
- Crumbling mortar above: The underlying cause is often masonry decay above the flashing. Repoint before re-flashing.
Frequently Asked Questions
How long does lead flashing last?
40–60 years for the lead itself; the chase mortar may need repointing at 25–35 years. Cheap flashband alternatives last 5–10 years.
What's Code 5 vs Code 6 lead?
The thickness — Code 5 is 2.24mm, Code 6 is 2.65mm. Code 6 is required for longer or more exposed flashings such as box gutters and parapets.
Can I use lead flash tape instead?
Self-adhesive flashing tapes (Flashband, Wakaflex) work as a stop-gap repair. Long-term, true lead is the correct solution. Tape lasts 5–10 years; lead 40+.
Why are there white streaks on my wall below the flashing?
Carbonate run-off from new lead reacting with rain. Apply patination oil at install — prevents the white milky streaks. Existing staining can be removed with mild acid wash.
How do I know if my flashing is failing?
Damp patches inside the room directly below; missing or visible curling lead from below; dropped mortar in the chase joint visible from ground level.
Is lead theft still a concern?
Yes — lead theft remains a UK problem on isolated buildings. SmartWater marking and tamper-evident clips reduce target attractiveness.
This guide was written with AI assistance and is intended for general information only. Prices are estimates based on UK averages and may vary by region. Always get at least three quotes and consult a qualified professional before starting any work.
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