1) 60-second red-flag check

Stand at ground level with a clear view of the roof. Binoculars help. If you see two or more of the following, arrange a professional inspection.

• Wavy tile courses or obvious alignment issues across the slope
• Mismatched tiles or slates with different profiles or colours
• Ridge or hip tiles held only with mortar rather than mechanical fixings
• Lead flashing smeared with silicone instead of being chased into the brickwork
• Mortar-packed valleys rather than proper GRP or lead valley troughs
• Dry verge caps sitting proud, rattling in wind, or with visible gaps
• Felt drooping into the gutter, no eaves support tray, missing bird comb
• Ponding on flat roofs after 48 hours, blisters, or lifted seams
• Upstands below 150 mm where flat roofs meet walls or doors
• Inside signs like damp patches, mouldy loft timbers, or staining around chimneys

2) Why poor workmanship happens

• Wrong materials for the roof pitch or exposure – for example low-pitch tiles used too shallow
• Skipped details to save time – missing clips, underlay supports, mechanical ridge systems
• No ventilation plan – causing condensation, mould and timber decay
• Ignoring manufacturer guidance and British Standards such as BS 5534 for pitched roofs
• No Building Control notification when it is required for larger refurbishments
• Inexperienced labour without owner supervision or photo documentation

Every Maxwells Roofing job is owner-led by Luke Maxwell, with photos at key stages so you can see what was done and why.

3) Pitched roofs – how to spot bad work

a) Set-out, headlap and fixings

• Uneven lines or stepped courses usually mean poor set-out from the eaves
• Insufficient headlap lets wind-driven rain track under tiles or slates
• Missing nails or clips along verges, eaves and edges lowers wind resistance

b) Ridge and hip details

• Mortar-only ridges are outdated – modern dry ridge and hip systems should be mechanically fixed and ventilated
• Cracked mortar, loose caps, or ridge lines that wander are warning signs

c) Flashings and abutments

• Proper leadwork is stepped and chased into brick joints then dressed to the tiles
• Over-long sheets without expansion joints can fatigue and split
• Sealant used as a shortcut instead of correct lead or flashings will not last

d) Valleys

• Valleys should use GRP or lead troughs – not a bed of mortar
• Valley cuts should be neat and consistent so water tracks down the middle

e) Eaves and verges

• No eaves tray causes felt to sag into the gutter and deteriorate
• Missing bird comb leaves gaps for pests and driven rain
• Dry verge caps should sit snug to the tile edges without rattling

f) Chimneys

• Missing soakers, split flashings or simple repointing that ignores failed leadwork
• Cracked flaunching around the pot lets water straight into the stack

4) Flat roofs – common workmanship failures

a) Standing water

After typical UK rain, water should clear within 24 to 48 hours. Persistent ponding hints at inadequate falls, poor outlet positions or deck deflection.

b) Seams and edges

• Blisters, pinholes or fishmouths along seams point to poor bonding or trapped moisture
• Edge trims should create reliable drips and kerbs – messy edges often fail first

c) Upstands and terminations

• Upstands at walls, doors and parapets should be at least 150 mm above the finished roof surface
• Terminations should be chased and sealed with compatible sealants – not general silicone

d) Fire performance

Flat roof systems should achieve an appropriate rating such as BROOF(t4). Using untested build-ups risks breaching fire safety requirements.

e) Material-specific pitfalls

• Felt and bitumen – too few layers, torch-on errors, no granular cap sheet
• EPDM – wrinkles, bridging at corners, adhesive bleed, wrong trims
• GRP – pinholing, brittle edges, poor lamination at joints, incorrect resin ratios

5) Ventilation, insulation and condensation control

• Ventilation – provide balanced airflow. Soffit plus ridge vents, or equivalent high and low ventilation, prevents moisture build-up
• Vapour control layers – without a VCL, warm moist air condenses under decks causing rot and mould
• Insulation upgrades – when refurbishing significant areas, insulation usually needs lifting to current guidance
• Tell-tale signs – musty loft air, black mould on underlay, rusty nail tips, damp insulation

We design ventilation and insulation as a single system so the roof stays warm, dry and durable.

6) UK rules that matter for homeowners

• Structure – heavier coverings or structural changes may need checks before installation
• Fire safety – choose coverings and build-ups with suitable fire ratings, especially on flat roofs
• Resistance to moisture – correct underlays, flashings and details keep water out and manage condensation
• Ventilation – provide adequate roofspace airflow or breathable systems to curb damp and mould
• Energy – refurbishing large areas usually triggers insulation upgrades

When Building Control is usually required: replacing or refurbishing more than 25 percent of the roof, structural works, solar PV installations and most loft conversions. Ask your installer to confirm how your project will be signed off.

7) Milton Keynes and nearby – issues we see often

• Wind exposure on open estates – missing edge fixings lead to uplift and tile loss
• Moss growth on shaded streets in Great Linford and Bradwell – blocks gutters and stresses tiles
• Low-pitch rear extensions around Bletchley and Newport Pagnell – wrong tile choices cause chronic leaks
• 1970s eaves felt failures – no support trays originally fitted so underlay sags into gutters
• Storm patches from Bedford to Luton – quick verge or flashing bodges that fail within months

8) What good roofing work looks like

• Correct set-out with straight, even courses and fixings specified to suit wind exposure
• Dry ridge and hip systems with mechanical fixings – not mortar alone
• Underlay supported into gutters with eaves trays plus bird combs to close gaps
• Lead flashings properly stepped, chased and dressed with suitable fixings and expansion joints
• GRP or lead valley troughs with consistent cuts and clear water paths
• Flat roofs with proven falls, fully sealed seams, correct 150 mm upstands and certified fire performance
• Ventilation and insulation designed together, with a suitable VCL where needed
• Photo documentation, tidy site management, safe access, waste removed and a clear written warranty

9) What to do if you suspect shoddy work

1. Stay safe – do not climb on the roof. Photograph from ground level or inside the loft where safe.
2. Collect documents – quotes, invoices, warranties and any messages with your installer.
3. Give the installer a chance – send a written snag list with a reasonable deadline for rectification.
4. Request an independent inspection – we prepare a clear report with photos and repair options.
5. Make-safe if leaking – use temporary coverings or urgent repairs to protect interiors.
6. Check if Building Control should be involved – this is important if large areas were replaced without sign-off.
7. If needed, consider formal routes such as trading standards or insurance-backed dispute resolution.

10) Recent local case studies

Newport Pagnell – low-pitch extension that kept leaking

Problem: Decorative concrete tiles installed at 12 degrees – below the manufacturer minimum – causing repeated water ingress.

Fix: Stripped and recovered with a system approved for low pitches, installed eaves trays and continuous ventilation. The roof passed Building Control checks and has been watertight through two winters.

Bletchley – storm-damaged mortar ridge

Problem: Ridge tiles fixed only with mortar were dislodged by high winds.

Fix: Fitted a dry ridge system with mechanical fixings, replaced cracked tiles and aligned verges. The home now benefits from improved high-level ventilation and a secure ridge line.

11) Why choose Maxwells Roofing

• Family-owned and owner-led – Luke Maxwell personally oversees each project
• Highly reviewed – 80+ 5★ on Checkatrade and 5★ on Google
• Fast response – same-day or next-day attendance for urgent leaks where possible
• Clear reporting – photos and simple explanations of faults and recommended fixes
• Transparent pricing – itemised quotations and no hidden extras
• All roof types – tiled, slate, EPDM, felt, GRP, skylights, gutters, fascias, soffits and chimney work
• Local coverage – Milton Keynes, Newport Pagnell, Bletchley, Stony Stratford, Great Linford, Bradwell, Northampton, Bedford, Luton and nearby villages

12) FAQs

How can I tell if my roofer followed modern fixing standards?

Look for straight courses, clipped verges and eaves, and mechanically fixed ridges and hips. Ask for the fixing specification and photos of the underlay, eaves trays and ridge system before it was capped.

Is some ponding on a flat roof acceptable?

Shallow areas can occur, but water that remains beyond 48 hours usually points to inadequate falls or deck deflection. It reduces lifespan and should be investigated.

We replaced most of our roof. Should it have been signed off?

If more than about a quarter of the roof was refurbished or replaced, the work typically needs Building Control involvement. Your installer should confirm how compliance was achieved.

Why is there condensation in my loft after a new roof?

New coverings can be more airtight. Without balanced ventilation and an effective vapour control strategy, moisture can accumulate and condense. The fix is to design ventilation and insulation together.

Do you provide photos and a written warranty?

Yes. We document key stages with photos and provide a written warranty tailored to the system installed.

13) Book your free inspection

If you suspect poor workmanship, do not wait for the next storm. A quick, friendly inspection can prevent further damage and save money. We pinpoint the root cause and explain the options in plain terms.

Contact Maxwells Roofing

• Phone: 07311091804
• Email: sales@miltonkeynesroofing.uk
• Service area: Milton Keynes, Newport Pagnell, Bletchley, Stony Stratford, Great Linford, Bradwell, Bedford, Northampton, Luton and all surrounding villages

This guide is general information, not legal advice. Confirm specific requirements with your Local Authority Building Control.

Planning further work or need quick help today? Explore our services for emergency roofing, thorough roof inspections, dependable roof repairs, durable flat roof systems and expert chimney repairs.