Introduction

If a roof is going to leak anywhere, the chimney junction is often where it starts. Brickwork and roof coverings move differently in heat, cold, wind, and storms – and the junction is complex, with multiple components that must work together. That is why chimney flashing is frequently the first area to fail. The good news is that with the right diagnosis and a best-practice repair, the fix can be long-lasting.

Maxwells Roofing specialises in chimney flashings, leadwork, repointing, and leak tracing on tiled, slate, and flat roofs across Milton Keynes and nearby towns. We are owner-led by Luke Maxwell and fully insured, with workmanship standards built on years of hands-on local experience.

Call 07311091804 now for fast advice and a free quotation.

What Is Chimney Flashing

Chimney flashing is the weatherproofing detail that seals the junction where the chimney meets the roof covering. On pitched roofs it usually includes:

• Soakers – thin metal pieces installed under each tile or slate course to guide water around the chimney.
• Step flashing – individual L-shaped sections stepped to the brick courses up the side of the chimney.
• Cover flashing – the visible lead that is chased into the mortar joint and dressed over the step flashing.
• Apron flashing – sits at the downslope face of the chimney.
• Back gutter or secret gutter – a welded pan behind the chimney that channels water to the sides.

Each element must be sized, lapped, and fixed correctly to keep weather out through heavy rain, freeze-thaw cycles, and seasonal movement.

Why Chimney Flashing Fails First

There are several reasons this detail is more vulnerable than most parts of a roof:

1. Movement and thermal expansion – the roof and chimney move at different rates. If laps, upstands, and fixings do not allow for movement, gaps and splits appear.
2. Incorrect lead code or sheet size – lead that is too thin can fatigue. Oversized single sheets can creep and crack. Correct codes and panel sizes matter.
3. Poorly formed back gutters – this is the most leak-prone component. Undersized or incorrectly detailed pans let water back up in heavy rain.
4. Shallow or loose chases – if the chase is not cut deep enough or not mechanically secured, pointing works loose and water tracks behind the flashing.
5. Missing or undersized soakers – without continuous soakers to each course, side protection is compromised.
6. Failed mortar and flaunching – perished joints and cracked flaunching let water enter around the pot or track down the brickwork.
7. Covering changes or past patch repairs – re-roofing without renewing flashings, or smearing on mastics, often causes short-lived fixes.
8. Wind-driven rain exposure – chimneys sit proud and take the brunt of the weather, highlighting any weak point in detailing.

If you are seeing stains near the chimney after heavy rain, this list often holds the answer.

Early Warning Signs To Watch For

• Brown stains or damp patches on ceilings or walls near the chimney breast
• Drips or water tracks visible in the loft around the chimney stack
• Cracked or missing pointing in the mortar chase or flaunching
• Lead lifting at step lines, split corners, or signs of fatigue
• Debris and moss build-up behind the chimney indicating ponding
• Efflorescence – white salt deposits on brickwork from moisture movement

Spot any of these signs? Call 07311091804 and we will investigate promptly.

How We Diagnose A Chimney Flashing Leak

We follow a clear process so you know exactly what is happening and why:

• Safe access – ladders, towers, or scaffolding as required for safe, close inspection.
• Detail checks – soakers, step and cover flashings, apron, and back gutter inspected for size, lapping, and condition.
• Moisture tracing – we match external defects to internal signs to isolate the source.
• Photo report – clear images with a simple explanation of the issue and the proposed fix.
• Options and quote – if there is more than one viable solution, we set out options, costs, and pros and cons.

As a local team serving Milton Keynes, Stony Stratford, Newport Pagnell, Bletchley, Great Linford, Bradwell, Bedford, Luton, and Northampton, we aim for quick attendance and tidy, respectful work.

Repair and Replacement Options That Last

Repointing and resecuring the chase

If the lead is sound but pointing has failed, we clean out the chase, mechanically secure the lead, and repoint with an appropriate mortar or specialist product. We do not rely on sealant-only fixes.

Renewing step and cover flashings

Incorrect or fatigued flashing is replaced with correctly stepped lead, chased at the right depth and dressed with proper overlaps. Neat lines, correct laps, and tidy dressing are essential for performance and appearance.

Rebuilding the back gutter

Where leaks originate behind the stack, we fabricate a welded back gutter with adequate upstands, stop-ends, and a fall to the sides. This is a common long-term cure for persistent chimney leaks.

Installing correct soakers

Missing or undersized soakers are replaced so that each course is properly protected. This restores the full stepped system and prevents side tracking.

Lead-free alternatives where suitable

Where weight, conservation, or site-specific factors apply, we can supply approved lead-free flashings with proven detailing methods.

Associated chimney works

We repoint perished brickwork, repair or replace flaunching, renew chimney pots, or fit cowls if required so the whole assembly is safe and weather-tight.

Every repair is delivered with before-and-after photos and a clear summary of what was done. We keep the work area tidy and remove all waste.

Materials, Workmanship Standards, and Compliance

• Materials – we select BS EN 12588 milled lead to the correct code for the location and span, typically Code 4 or 5 for step and cover flashings and up to Code 5 or 6 for back gutters where appropriate.
• Detailing – correct chases, mechanical fixings, laps, and panel sizing to reduce risk of creep, fatigue, and splitting.
• Finishing – patination oil applied to new lead to reduce staining and promote an even finish.
• Compliance – normal flashing repairs are maintenance and do not usually require Building Control. If more than 25% of the roof covering is replaced or structural changes are made, notification is required. We will advise and assist if needed.

Typical Costs – What Affects The Price

Chimneys vary widely by size, height, and condition, so we always inspect before quoting. The main factors are:

• Access – single-storey vs two-storey, need for a tower or scaffold, proximity to boundaries or conservatories.
• Scope – repointing and resecuring vs full renewal of step, cover, and back gutter.
• Materials – lead code and quantity, or approved lead-free alternatives.
• Associated works – flaunching, brick repointing or rebuild, pot or cowl replacement.
• Roof covering – tile or slate, number of courses to lift, and condition of surrounding materials.

We provide a fixed written quotation with clear inclusions, options if relevant, and a realistic schedule. Many minor flashing repairs can be completed the same or next working day once access is in place.

Call 07311091804 for your free, no-obligation quote.

Prevention and Ongoing Maintenance

• Book an annual roof check or after severe storms to catch small defects early.
• Keep gutters and the area behind chimneys clear of debris to prevent ponding.
• Repoint minor cracks before they grow and let water travel behind lead.
• Treat new lead with patination oil for a clean, even finish.
• Avoid quick-fix coatings that trap moisture – they often fail and mask the real issue.
• Schedule a professional inspection every 12 to 24 months for peace of mind.

Local Case Study

Bletchley – 1930s semi: The homeowner reported damp patches on the bedroom ceiling after heavy rain. Our inspection found a shallow back gutter and perished pointing in the chase. We fabricated a new welded back gutter in Code 5 lead with stop-ends, renewed step and cover flashings, repointed the chases, and applied patination oil. The next rainfall was bone dry inside, and the customer later left a 5★ review describing the work as neat, tidy, and effective.

Areas We Cover

Milton Keynes, Stony Stratford, Newport Pagnell, Bletchley, Great Linford, Bradwell, Bedford, Luton, Northampton, and all nearby towns and villages.

Frequently Asked Questions

How long should chimney flashing last?

With correct detailing and materials, lead flashings can last for decades. Premature failure often points to poor installation, incorrect lead code, or movement that has not been allowed for.

Do I always need scaffolding for chimney work?

Not always. It depends on height, pitch, access, and safety. We will recommend the safest, most cost-effective solution whether that is ladders, a tower, or scaffold.

Can you repair flashing in winter?

Yes. Wet or freezing conditions can affect mortar curing, so we schedule works around the weather to ensure a proper finish. Emergency make-safes are always available.

Is lead-free flashing a good option?

Approved lead-free products can be effective in certain applications. For complex detailing and longevity, BS EN 12588 milled lead remains a proven choice. We will advise on the best option for your roof.

Will Building Control be involved?

Routine flashing repairs are considered maintenance and typically do not require Building Control. If more than 25% of the roof covering is replaced or structural changes are made, notification is required. We can help manage this.

Do you provide a guarantee?

Yes. Guarantees vary with the scope and materials used. Your written quotation will confirm the cover provided for your specific project.

Book Your Free Roof Check

Maxwells Roofing is a trusted, family-run roofing company serving Milton Keynes and the wider area. We are highly reviewed with 80+ 5★ Checkatrade reviews and 5★ on Google Business. If you suspect your chimney flashing is failing, we can help quickly with clear advice, neat workmanship, and durable repairs.

• Fast call-outs for leaks and storm damage
• Owner-led quality control on every job
• Clear photos and simple explanations
• Fully insured and respectful of your home

Call 07311091804 for a free quote or email sales@miltonkeynesroofing.uk