How Long Does Lead Flashing Last in Eastbourne?

The short answer: decades, if it was done properly

Milled lead sheet of the right thickness, cut into sensible lengths and fixed correctly, will usually last 60 to 100 years. Lead is soft, so it can move with the building, and it does not rust. That is why it is still the standard material for chimneys, abutments, bay roofs and valleys.

Most of the flashing problems we see in Eastbourne are not lead that has reached the end of its life. They are installations that failed after 10 or 20 years because of a shortcut, or because the pointing failed and let the lead work loose.

What Eastbourne's weather does to lead flashing

Sea air does lead little harm. It forms a dull grey patina that protects the metal underneath. The real problem on the coast is wind-driven rain coming off the Channel. On seafront properties, in Meads and on the higher ground towards the Downs, south-westerly gales push rain sideways into any gap at the top of a chimney flashing or behind an abutment.

The lead is held in a mortar joint, called a chase, and secured with lead wedges. Salt, frost and exposure break down that mortar faster here than they would inland. Once the pointing crumbles, the lead can lift in a storm and water gets behind it. On exposed elevations it makes sense to have the pointing checked every 10 to 15 years.

Common reasons flashing fails early include:

• Pieces cut too long. Code 4 lead in runs much over 1.5 metres can crack from thermal movement.
• Lead that is too thin for the job, such as Code 3 used where Code 4 or 5 was needed.
• Too few clips, so the wind can get under the edges.
• Sealant or bitumen paint used as a repair, which hides problems and can trap water.
• Theft, particularly from bay roofs and flat porch roofs that can be reached easily.

Signs your flashing needs attention

You can spot many of these from the street or a back garden with a pair of binoculars, so there is no need to go up a ladder yourself.

• Damp patches on a chimney breast or on the ceiling next to a chimney, especially after a south-westerly storm
• Flashing standing away from the brickwork, or rattling in the wind
• Gaps or crumbling mortar where the lead goes into the wall
• Splits or cracks, usually at folds, corners and the back of chimneys
• Silicone or mastic smeared along the edges, which shows someone has patched it before
• Staining on the plaster under a bay window roof

Repair or replace?

If the lead itself is sound and the pointing has failed, the usual fix is to re-wedge the flashing and repoint the chase with a suitable mortar. On older soft brick a lime-based mix is often the better choice. This is normally a modest job, and on most homes the biggest variable in the cost is access rather than labour.

Replacement makes sense when the lead is cracked, too thin, cut into overlong pieces or covered in old patches. A full set for an average chimney (front apron, step and cover flashings, and back gutter) is typically around a day's work once safe access is in place. The total depends heavily on scaffolding. A three-storey terrace chimney in the town centre needs far more access than a bungalow in Langney or Hampden Park. As a rough guide, chimney flashing replacement in the area often comes to somewhere between £800 and £2,000 including scaffold, but only a survey can give you a firm figure.

If your home is in one of Eastbourne's conservation areas, such as Meads or Old Town, or is listed, replacing lead with lead is generally straightforward. Switching to a substitute material may need checking with Eastbourne Borough Council first.