Get quotes to fix flashing and leadwork

HaMuch is Excellent
By Emily Rivers
Last updated 26th September 2022

Lead flashing on a roof is lead used to seal the joints between surfaces on a roof. This can be between brickwork and tiles, or where tiles meet creating a valley or gully way. The leadwork is called flashing and the purpose of the flashing is to waterproof the roof. Originally flashing was on lead but nowadays there are lead-free alternatives to flashing. 

Common flashing areas are around;

  • the base of a chimney
  • the edging of a skylight
  • a vent pipe protruding from the roof
  • dorma windows
  • the drip edge along Eaves
  • any gully created on the roof from different pitches meeting

Is there lead free flashing?

Traditional flashing was made from lead, referred to as leadwork. A modern day alternative to leadwork is lead-free flashing. Roof flashing can be made from metals such as; copper, aluminium, stainless steel, or galvanised steel.

People are steering clear from leadwork because lead is toxic and harmful to the environment. Lead-free flashing is safe for the roofer to install and is suitable for water butts and other forms of rainwater harvesting.

Lead-free alternatives are often lighter than lead so less weight on the roof for the joists to handle.

​​A listed building or a historic building may be an instance where leadwork must be used, rather than a lead-free option, to preserve the building's authenticity.

Popular choices for UK roofs with lead-free flashing include;

Aluminium Flashing
Well priced, popular flashing as it can be used on many different types of roofs. Aluminium flashing can be bent and cut to fit any shape. The downside to aluminium flashing is that it does corrode easily.

Vinyl Flashing
This is a lightweight material that is more expensive than aluminium flashing. Although it is not suitable for colder, harsher weather, it is alright for rainy wet weather. Vinyl flashing is prone to cracking.

Steel Flashing
Steel flashing is zinc-coated and often used in the construction of roofs and chimneys. It is a longer lasting flashing that does not corrode as easily as aluminium flashing. 

Copper Flashing
Copper flashing is lightweight and resistant to cracking. Copper can withstand harsh climates but it is difficult to shape as needed along the roof. Copper flashing is used with a sealant that gives an additional barrier of waterproofing.

Cost to replace flashing and leadwork

When does flashing need to be replaced?

The most obvious time to replace flashing and leadwork is when reroofing. If you are replacing your roof, existing flashing will be removed and new flashing (lead or lead-free) should be fitted. This is because old flashing may already have deteriorated faster than the roof and the old flashing may be damaged during the roof removal.

Otherwise, if you are not replacing the roof, but you have noticed the existing flashing is damaged or corroded, then the flashing will need to be replaced. A roofer will let you know after inspecting the roof, if it is a section of flashing needing replacing, if a section can be fixed, or worst case, if all of the flashing leadwork needs replacing. 

Visible signs that it may be time to replace the flashing is;

  • signs of water ingress inside the loft or ceilings coming from the roof
  • rust stains on the roof
  • visible gaps in the caulking around the flashing
  • mortar joints near the flashing disintegrating
  • big gaps beginning around stone or brick
  • cracks in mortar or the chimney is beginning to show signs of cracking

How much does replacing flashing and leadwork cost?

The costs involved in redoing flashing and leadwork depends on the size of the roof area needing the new flashing, what type of material was previously used and which material will be used for the new flashing, the condition of the roof and shingles, whether scaffolding is needed to access the roof and of course, labour time of the roofer installing the flashing and leadwork.

For a roofer to renew all four sides of chimney flashing, in total this could take the roofer a full day. Replacing the leadwork may only be 3 hours of time but setting the scaffolding and taking that down will be hours as well as removing the existing leadwork.

When it comes to a roofer needing to replace all of the flashing on a two bed detached house, labour time could run into 3 days of labour.

Cost to replace flashing and leadwork

Per

Average total labour cost

Replacing flashing on a 2 bed detached house

Per day

£650

Replacing flashing on a 2 bed terraced house

Per day

£540

Replacing chimney flashing

Per day

£180

Repairing a section of flashing

Per hour

£90

 

Can new flashing go over old flashing?

The roof should only have one set of flashing at a time. New flashing should not be layered over old flashing or leadwork as this may cause the flashing to be susceptible to water leaks.

Flashing can be installed on top of shingles but more often it is installed under the shingles. There are three types of flashing found on roofs;

Apron Flashing
Apron flashing or cover flashing is what is usually found on roofs where a roof meets the brickwork of a house or chimney. Apron Flashing is used on slate and tile roofs where they meet a wall, on conservatory roofs, and around bay windows.

Step Flashing
Step flashing allows a roof to meet where the roof is a lower height than wall it is meeting, perhaps due to a side return or extension. The name 'step flashing' is because of the pattern created in the lead by a series of cuts that visually looks like steps of a staircase. Doing the steps in the flashing means that the brickwork can remain un-cut which is aesthetically pleasing and better for waterproofing and to avoid corroding brickwork.

Chimney flashing
Chimney flashing is the flashing around the chimney to stop water from seeping through the roof at the base of the brickwork where the chimney meets the roof.

Replace or repair flashing?

If the leadwork or flashing has a small hole or there is a visibly corroded tiny section that seems to be allowing water to leak inside, instead of going to the expense of removing and replacing the whole section of flashing, a roofer would be able to patch the small hole.

Two ways of repairing the flashing is either;

using roofing cement to plug the corroded piece or small hole

or

using the same material as the flashing, the roofer can make a patch repair to the flashing.

Both these ways should only be done on small holes that are no more than 3/4 inch in diameter.


Estimates for common roofer jobs;

JobEstimate
Cost to build a new roof £9000
Cost to replace roof ridge tiles £180
Cost to replace a gutter £241
Cost to replace flashing and leadwork £625
Cost to replace fascia and soffits £301
Cost to repair a chimney £200
Cost to repair a leaky roof £100
Cost to replace a flat roof £700
Chimney flue installation £400
Upgrading old tiles or Cotswolds stone roofs £2500 or a 2bed house

Rates for other trades

Replace flashing and leadwork cost in the UK
Replace flashing and leadwork cost in the UK (excluding VAT or callout charges)
Location in UKReplace flashing and leadwork cost
Replace flashing and leadwork near Amber Valley£631
Replace flashing and leadwork near Arun£649
Replace flashing and leadwork near Ashfield£637
Replace flashing and leadwork near Aylesbury Vale£670
Replace flashing and leadwork near Barnsley£673
Replace flashing and leadwork near Basildon£697
Replace flashing and leadwork near Basingstoke & Deane£715
Replace flashing and leadwork near Bassetlaw£670
Replace flashing and leadwork near Bath & North East Somerset£640
Replace flashing and leadwork near Bedford£676
Replace flashing and leadwork near Birmingham£613
Replace flashing and leadwork near Blackburn£601
Replace flashing and leadwork near Blackpool£583
Replace flashing and leadwork near Bolton£622
Replace flashing and leadwork near Bournemouth£673
Replace flashing and leadwork near Bracknell Forest£727
Replace flashing and leadwork near Bradford£643
Replace flashing and leadwork near Braintree£676
Replace flashing and leadwork near Breckland£568
Replace flashing and leadwork near Bridgend£565
Replace flashing and leadwork near Brighton£667
Replace flashing and leadwork near Bristol£643
Replace flashing and leadwork near Broadland£568
Replace flashing and leadwork near Broxtowe£631
Replace flashing and leadwork near Bury£619
Replace flashing and leadwork near Caerphilly£580
Replace flashing and leadwork near Calderdale£640
Replace flashing and leadwork near Cambridge£712
Replace flashing and leadwork near Canterbury£601
Replace flashing and leadwork near Cardiff£592
Replace flashing and leadwork near Carmarthenshire£586
Replace flashing and leadwork near Charnwood£601
Replace flashing and leadwork near Chelmsford£688
Replace flashing and leadwork near Cheltenham£643
Replace flashing and leadwork near Cherwell£664
Replace flashing and leadwork near Chester£616
Replace flashing and leadwork near Colchester£673
Replace flashing and leadwork near Conway£586
Replace flashing and leadwork near Coventry£586
Replace flashing and leadwork near Crewe & Nantwich£628
Replace flashing and leadwork near Dacorum£727
Replace flashing and leadwork near Derby£622
Replace flashing and leadwork near Doncaster£688
Replace flashing and leadwork near Dover£598
Replace flashing and leadwork near Dudley£613
Replace flashing and leadwork near Dumfries & Galloway£559
Replace flashing and leadwork near Dundee£736
Replace flashing and leadwork near East Ayrshire£751
Replace flashing and leadwork near East Devon£577
Replace flashing and leadwork near East Dunbartonshire£688
Replace flashing and leadwork near East Hampshire£712
Replace flashing and leadwork near East Hertfordshire£715
Replace flashing and leadwork near East Riding£637
Replace flashing and leadwork near Eastleigh£682
Replace flashing and leadwork near Edinburgh£718
Replace flashing and leadwork near Elmbridge£724
Replace flashing and leadwork near Epping Forest£721
Replace flashing and leadwork near Erewash£628
Replace flashing and leadwork near Exeter£589
Replace flashing and leadwork near Falkirk£694
Replace flashing and leadwork near Fife£727
Replace flashing and leadwork near Flintshire£622
Replace flashing and leadwork near Gateshead£685
Replace flashing and leadwork near Gedling£628
Replace flashing and leadwork near Glasgow£694
Replace flashing and leadwork near Gloucester£649
Replace flashing and leadwork near Guildford£730
Replace flashing and leadwork near Gwynedd£520
Replace flashing and leadwork near Halton£610
Replace flashing and leadwork near Harrogate£625
Replace flashing and leadwork near Havant & Waterloo£670
Replace flashing and leadwork near Horsham£721
Replace flashing and leadwork near Huntingdonshire£757
Replace flashing and leadwork near Ipswich£664
Replace flashing and leadwork near Isle of Wight£664
Replace flashing and leadwork near Kings Lynn & West Norfolk£655
Replace flashing and leadwork near Kingston-upon-Hull£604
Replace flashing and leadwork near Kirklees£646
Replace flashing and leadwork near Knowsley£607
Replace flashing and leadwork near Lancaster£565
Replace flashing and leadwork near Leeds£643
Replace flashing and leadwork near Leicester£562
Replace flashing and leadwork near Liverpool£607
Replace flashing and leadwork near London£718
Replace flashing and leadwork near Luton£718
Replace flashing and leadwork near Macclesfield£619
Replace flashing and leadwork near Maidstone£679
Replace flashing and leadwork near Manchester£625
Replace flashing and leadwork near Mid Bedfordshire£700
Replace flashing and leadwork near Mid Sussex£694
Replace flashing and leadwork near Middlesbrough£655
Replace flashing and leadwork near Milton Keynes£652
Replace flashing and leadwork near Neath Port Talbot£649
Replace flashing and leadwork near New Forest£682
Replace flashing and leadwork near Newbury£712
Replace flashing and leadwork near Newcastle-under-Lyme£613
Replace flashing and leadwork near Newcastle-upon-Tyne£685
Replace flashing and leadwork near Newport£589
Replace flashing and leadwork near North Ayrshire£745
Replace flashing and leadwork near North East Lincolnshire£604
Replace flashing and leadwork near North Hertfordshire£718
Replace flashing and leadwork near North Lanarkshire£694
Replace flashing and leadwork near North Lincolnshire£619
Replace flashing and leadwork near North Somerset£652
Replace flashing and leadwork near North Tyneside£688
Replace flashing and leadwork near North Wiltshire£661
Replace flashing and leadwork near Northampton£625
Replace flashing and leadwork near Norwich£565
Replace flashing and leadwork near Nottingham£631
Replace flashing and leadwork near Nuneaton & Bedworth£586
Replace flashing and leadwork near Oldham£640
Replace flashing and leadwork near Oxford£673
Replace flashing and leadwork near Perth & Kinross£715
Replace flashing and leadwork near Peterborough£772
Replace flashing and leadwork near Plymouth£631
Replace flashing and leadwork near Poole£673
Replace flashing and leadwork near Portsmouth£670
Replace flashing and leadwork near Powys£619
Replace flashing and leadwork near Preston£592
Replace flashing and leadwork near Reading£721
Replace flashing and leadwork near Redcar & Cleveland£658
Replace flashing and leadwork near Reigate & Banstead£715
Replace flashing and leadwork near Renfrewshire£712
Replace flashing and leadwork near Rhondda, Cynon, Taff£574
Replace flashing and leadwork near Rochdale£640
Replace flashing and leadwork near Rotherham£664
Replace flashing and leadwork near Salford£625
Replace flashing and leadwork near Salisbury£670
Replace flashing and leadwork near Sandwell£613
Replace flashing and leadwork near Scarborough£547
Replace flashing and leadwork near Sefton£604
Replace flashing and leadwork near Sevenoaks£718
Replace flashing and leadwork near Sheffield£667
Replace flashing and leadwork near Slough£730
Replace flashing and leadwork near Solihull£604
Replace flashing and leadwork near South Ayrshire£736
Replace flashing and leadwork near South Bedfordshire£676
Replace flashing and leadwork near South Cambridgeshire£712
Replace flashing and leadwork near South Gloucestershire£640
Replace flashing and leadwork near South Kesteven£610
Replace flashing and leadwork near South Lanarkshire£649
Replace flashing and leadwork near South Oxfordshire£706
Replace flashing and leadwork near South Somerset£607
Replace flashing and leadwork near South Tyneside£682
Replace flashing and leadwork near Southampton£676
Replace flashing and leadwork near Southend-on-Sea£679
Replace flashing and leadwork near St Albans£727
Replace flashing and leadwork near St Helens£607
Replace flashing and leadwork near Stafford£592
Replace flashing and leadwork near Stockport£631
Replace flashing and leadwork near Stockton-on-Tees£655
Replace flashing and leadwork near Stoke-on-Trent£613
Replace flashing and leadwork near Stratford-on-Avon£592
Replace flashing and leadwork near Stroud£652
Replace flashing and leadwork near Suffolk Coastal£661
Replace flashing and leadwork near Sunderland£676
Replace flashing and leadwork near Swale£643
Replace flashing and leadwork near Swansea£652
Replace flashing and leadwork near Tameside£628
Replace flashing and leadwork near Teignbridge£607
Replace flashing and leadwork near Tendring£667
Replace flashing and leadwork near Test Valley£691
Replace flashing and leadwork near Thamesdown£652
Replace flashing and leadwork near Thanet£577
Replace flashing and leadwork near The Wrekin£610
Replace flashing and leadwork near Thurrock£694
Replace flashing and leadwork near Torbay£616
Replace flashing and leadwork near Trafford£625
Replace flashing and leadwork near Vale of Glamorgan£571
Replace flashing and leadwork near Vale of White Horse£664
Replace flashing and leadwork near Vale Royal£622
Replace flashing and leadwork near Wakefield£661
Replace flashing and leadwork near Walsall£613
Replace flashing and leadwork near Warrington£616
Replace flashing and leadwork near Warwick£589
Replace flashing and leadwork near Waverley£742
Replace flashing and leadwork near Wealden£667
Replace flashing and leadwork near West Lancashire£601
Replace flashing and leadwork near West Lothian£721
Replace flashing and leadwork near West Wiltshire£661
Replace flashing and leadwork near Wigan£613
Replace flashing and leadwork near Windsor & Maidenhead£730
Replace flashing and leadwork near Wirral£607
Replace flashing and leadwork near Wokingham£730
Replace flashing and leadwork near Wolverhampton£613
Replace flashing and leadwork near Wrexham Maelor£622
Replace flashing and leadwork near Wychavon£613
Replace flashing and leadwork near Wycombe£733
Replace flashing and leadwork near York£604