Kent · London and the South East
Roof leak investigation in Otford, Kent
A careful look at the leaking roof at your property in Otford, with photos and a written report.
- Staining around the chimney inside
- Wet patches high on an inside wall
- Damp underlay across a wide area
About our roof leak investigation in Otford
Older homes have more places for water to get in. Lead flashings crack or lift, valley linings wear and parapet gutters overflow when outlets block. A central valley gutter on a butterfly roof frequently turns out to be the source. We check parapets, valleys and flashings from every safe viewpoint. The findings are recorded with photos. We’re frequently asked to look into drips from nail tips in a cold loft and ceiling stains that grow after rain, across the roof space, lead flashings and rooflights and dormers.
Older cottages and houses around Otford may have roofs with little or no underlay. Once the slates or tiles let water past, there’s little to stop it reaching the ceiling. Whether it is long-term wear or recent damage makes a difference to what happens next. Wet battens and insulation in the loft are often the first clue.
How fast the report arrives depends on the package: Basic within 48 hours, Standard in 24–48 hours and Premium the same day.
- Place
- Otford (TN14)
- Region
- Kent
- Cost
- From £150 inc. VAT
- Your report
- Written, with photos, emailed to you
- When we survey
- Monday to Sunday, daytime
- Insurance
- Professional indemnity and public liability
- Telephone
- 07833 053749
- Updated
- 27 October 2026
Useful tips for Otford property owners
A few practical points come up again and again on our surveys. They apply to most roofs:
- Take dated photos of the leak
- Check the loft is accessible
- Have an electrician check any wet fittings
- Let us know if there are tanks or pipes in the loft
We email the report to you. It sets out where we believe the water is getting in, how it is travelling and what needs attention. Turnaround is within 48 hours for Basic, 24 to 48 hours for Standard and the same day for Premium.
Have flashings and flat roofs looked at every few years. They’re where most leaks start, and wear is easier to deal with before water gets in.
Also in Otford
What happens on the day
Once we have finished looking, we write up our findings in a report with photographs, emailed to you. On timing, it typically takes about 1–2 hours, more where the leak is intermittent or the roof is large. A visit to Otford is planned like any other: the time, the access and where to park are agreed beforehand. Weekday and weekend visits are both possible. If there are outbuildings or garages you want looked at, mention them.
- You pick a Basic, Standard or Premium Survey.
- A visit is booked for a weekday, Saturday or Sunday.
- The investigation works from the stain back to the roof.
- Where it is useful and included, we take moisture readings and use thermal imaging.
- You get photos, the likely cause and clear recommendations.
How to prepare
- Check we can get to the back of the property
- Gather any invoices or paperwork from past roof work
- Keep pets inside or away from the areas we are looking at
How to book
To book a survey, ring 07833 053749 or send us an email with the address and what you’d like to know about the roof. We will confirm the price before booking.
Read more
What we’re asked to look at in Otford
Some water in the loft isn’t rain at all. Moist air from bathrooms and kitchens condenses on the cold underside of the roof, especially where ventilation is poor. Drips from nails and damp underlay are typical signs.
Typical things we are asked to look at include:
- Leaks at a dormer or roof window
- Damp underlay across a wide area
- Water dripping from rafters or underlay
- Staining where a gutter or parapet meets the wall
For landlords with property near Otford station, a clear finding on where water gets in helps you brief a roofer straight away.
What to check before booking
- When you will get the report
- Will they check the loft as well as the outside?
- Their drone registration, if they fly one
- What exactly goes into their report
Common questions in Otford
Do you carry out roof surveys in Otford?
Yes, Otford is within the area we cover. We survey roofs across London and South East England. You can call 07833 053749 or drop us an email with the address and some details, and we’ll talk through which survey suits.
Is Otford within the area you cover?
Yes, we do. We work right across London and the South East, from towns to the smallest villages. The journey is planned ahead, so it helps to know about access.
How fast do I get the report?
The Premium Survey report comes the same day, the Standard within 24–48 hours and the Basic within 48 hours. All of them come by email, ready to forward.
Why is the stain in a different place from the leak?
Because water travels. It can follow a timber or the underlay a long way first, so the entry point is often well away from the mark. That is why we trace the route rather than patching above the stain.
Can every leak be traced?
Not every leak can be pinned down in a single visit. Most leave clues we can follow, but intermittent leaks that need particular weather can be harder. The report sets out what we found and the most likely routes.
What does a roof survey cost?
Our price is from £150, including VAT. The final figure depends on the roof and the package you choose.
Could my leak actually be condensation?
It is a common question. A leak typically shows in one area and follows rain, while condensation is often widespread and worst on cold days. The report explains which it looks like and what to do.
Why act early in Otford
Damp loft insulation loses much of its value. Insulation can soak up water quietly before anything shows below. The sooner the cause is found, the less needs replacing. Blocked gutters on homes around Otford overflow and soak walls. Dealing with the cause is simple; drying out a wall is not.
Roof leak investigation starts from £150, including VAT. The final price depends on the size and height of the roof, access and which survey you book.
Why book with us
- 98% of customers satisfied
- Insured for professional indemnity and public liability
- Over 20 years’ experience
- A sub-250g drone, flown with a CAA Flyer ID and Operator ID
Read our cost guide and what we found on two real jobs.
Wind, rain and roofs in Otford
Handmade clay tiles, including Kent peg tiles hung on pegs through two holes, are typical of older Kent buildings. Kent’s older buildings take in oast houses and timber-framed Wealden hall houses as well. Knowing the roof type helps narrow down where water may be getting in. The wider area around Otford has a long history of building, with Knole House about 3.2 miles south. Period homes nearby can have lead valleys, tall chimneys and a patchwork of past repairs, and a listed home or one in a conservation area may need consent for changes of material.
Homes near green spaces such as Fackenden Down can get more leaves in their gutters in autumn, and blocked gutters overflow and soak walls. For site and facilities teams at buildings such as Otford Primary School, water through a big roof can travel a long way before it drips, so the search covers more than the obvious spot.
Otford is about 2 miles north of Sevenoaks, in Kent. Wherever you are in Otford, we can carry out roof leak investigations at your property, on a weekday, Saturday or Sunday. We cover towns and villages across Kent. There is also a page for Maidstone.
We cover every part of TN14 for roof leak investigations and the streets around it. If you need a roof leak investigation at a property on Station Road, High Street and Bubblestone Road or anywhere close by, we can survey it. Close by, we survey roofs in Twitton (1 mile west), Shoreham (2 miles north), Sepham Heath (2 miles north-west), Halstead (3 miles north-west) and Badgers Mount (3 miles north-west). Within a short drive, we also cover Maidstone (15 miles east), Dartford (9 miles north), Royal Tunbridge Wells (13 miles south), Gravesend (12 miles north-east), Tonbridge (9 miles south-east) and Northfleet (11 miles north-east).
Near you in Otford
Typical jobs here are in homes near Knole Academy, The Woodman pub and Fackenden Down and the streets around them. Otford has its own railway station: Otford station. A little further out are Kemsing Castle Bank (1.7 miles east) and Otford Heritage Centre (less than half a mile south-east). Green spaces nearby include Dryhill Nature Reserve.
What we look for on each type of roof
Flat roof upstands and outlets
Flat roof water can travel under the covering before it shows. Where conditions allow, moisture readings and thermal imaging help narrow it down.
Chimney stacks
Our chimney check is a visual inspection of the stack, and it is not a flue or gas safety check.
What we cannot see
It’s a careful look at the leaking roof, not the whole story. Its limits include:
- Structural calculations (that is a structural engineer’s job)
- What’s under the covering or behind the plaster
- Plumbing leaks that look like roof leaks
If you are not sure which survey you need, ring 07833 053749 or send us an email and we will give you a straight answer. What a survey covers and doesn’t.
What this survey covers
- The roof space
- Valleys and parapet gutters
- Lead flashings
- Slate and tile slopes
- Flat roof details
- Chimney stacks
- Rooflights and dormers