East Sussex · London and the South East
Roof Leak Investigation in Twelve Oaks
We carry out roof leak investigations in Twelve Oaks and the rest of East Sussex. We survey on weekdays, Saturdays and Sundays.
- Leaks below a flat extension roof
- Wet patches high on an inside wall
- Damp patches next to the stack
What we cannot see
Every survey has limits, and we’d rather be clear about that before booking. Bear these in mind:
- A structural engineer’s report
- Faults hidden behind ceilings or boarding
- Putting the leak right
If you’re not sure which survey you need, phone 07833 053749 or send us an email and we will give you a straight answer before booking. What a survey covers and doesn’t.
What we check
- Slate and tile slopes
- Valleys and parapet gutters
- Chimney stacks
- Lead flashings
- The roof space
- Flat roof details
- Rooflights and dormers
Roof leak investigation in Twelve Oaks
Some ‘leaks’ are not leaks at all. In a badly ventilated roof space, condensation can form under the roof and drip, leaving marks that look just like rainwater. Knowing which it is means the right fix can be done, since the cure for one won’t solve the other. We look at the pattern of damp, the weather and the ventilation before reaching a view. We survey flat roof details, chimney stacks and lead flashings, and the problems we’re asked to look at most are wet patches high on an inside wall and a leak that comes and goes with the weather.
Roofs in small places like Twelve Oaks often stand in the open, where storms hit ridges, verges and chimneys hardest. Once water gets into older walls, it takes a long time to dry, so it pays to find the cause quickly. A written record also helps if you need to explain it to anyone else.
After the visit, you get a written report with photographs, sent by email. It sets out the condition of the leaking roof, any defects and our written recommendations.
- Where
- Twelve Oaks (TN32)
- Region
- East Sussex
- Prices
- From £150 inc. VAT
- Report
- Written, with photos, emailed to you
- Survey days
- Monday to Sunday, daytime
- Insured
- PI and public liability insurance
- Phone
- 07833 053749
- Updated
- 27 October 2026
How the survey works
Every visit follows the same pattern: we listen to what’s been worrying you, inspect the roof from every safe viewpoint, take photos as we go and make notes for the report. It normally takes an hour or two at most homes; commercial roofs usually need 3–4 hours. Around Twelve Oaks, older homes can have small or awkward roof spaces, so tell us about the loft hatch and any ladder. We only go where it’s safe.
- We start with what you’ve seen: where the stain is and when it gets worse.
- The visit starts indoors, at the stain and in the loft.
- Outside, we check every likely route in.
- We use moisture detection, and thermal imaging where it’s useful.
- We email a report with photos, the likely entry point and recommendations.
Before the survey
- Move anything stored under the loft hatch
- Have keys ready for side gates, garages or roof access doors
- If the roof is shared, arrange access with whoever manages the building
Booking a survey
Photos help, if you have them. Pictures from ground level or a window are fine. To get started, phone 07833 053749 or drop us an email.
Advice
What affects the cost of roof leak investigations
A few things affect what a survey costs:
- How big the roof is
- The use of thermal imaging or a drone
- How tall the building is and how easy the roof is to see
- House, block, shop or office
Prices quoted always include VAT, and the written report is part of the package. Roof leak investigation starts from £150, including VAT. Where your roof sits in the range depends on its size, height and access.
Booking your survey
These details help when you get in touch:
- The reason for the survey, like buying, a leak or storm damage
- Dates you are working to, like exchange
- Where the property is, with the postcode
- Anything about access we should know
When you are ready to go ahead, ring 07833 053749 or drop us an email. We will suggest a package, agree the price and find a date, weekday or weekend.
Towns and villages near Twelve Oaks
More services for Twelve Oaks
Your questions about roof leak investigations in Twelve Oaks
Is Twelve Oaks within the area you cover?
Yes, Twelve Oaks is covered. Our area covers London and the South East, from towns to the smallest villages. The journey is planned ahead, so it helps to know about access.
Does a conservation area affect roof work in Twelve Oaks?
Historic England’s list shows listed buildings, and the local council can tell you about conservation areas. If a home is listed, changes that affect its special interest need listed building consent, and in a conservation area re-roofing in different materials may need permission.
Can you tell me if my roof has asbestos?
No. We do not carry out asbestos surveys or testing. We flag materials that could contain asbestos, such as cement sheets or soffits on pre-2000 buildings and suggest a specialist asbestos surveyor checks them before any work.
Can thermal imaging help find my roof leak?
Thermal imaging is used where it’s useful, and it’s part of the Premium Survey. It picks up temperature patterns rather than water, so anything it suggests is checked with moisture readings.
Are you structural engineers?
No. We point out what can be seen, such as sagging or deflection, but we don’t carry out calculations or give an engineer’s opinion. If we think you need an engineer, the report says so.
Will I get photos?
Yes. Photos are taken throughout the survey, and the report uses them to show each finding.
What should I do before you arrive?
Note when the leak appears and what the weather was doing, and take photos. Move stored items away from the loft hatch. If water is near any fittings, have an electrician check them.
Roof by roof
Valleys
A valley leak can appear well away from the valley inside. From inside the loft space, we follow the water’s route back.
Chimney stacks
A stack has several possible ways in for rain. Each is looked at from every safe vantage point, and look for damp on the breast inside.
Tips from our surveys
From years of surveys, a few habits stand out as worth the effort:
- Let us know what has already been tried
- Put a bucket under the drip and move valuables
- Do not touch fittings that water is reaching
- Note the weather when the leak shows
If the leak turns out to be condensation, the report says so, with recommendations on ventilation. That avoids roof work that wouldn’t help.
Plan a roof survey every few years. Flashings, valleys and flat roof details are frequent weak points, and wear is easier to deal with before water gets in.
Roof leak investigations in Twelve Oaks: local notes
Bateman's, about 2.4 miles north-west, is one of the historic houses in the wider area around Twelve Oaks. If you own one of the older houses, expect a mix of original materials and later repairs on the roof, and the council can say whether a home is in a conservation area. Older houses across Sussex often have handmade clay tiles, and many have tile-hanging on their upper walls. A few old Sussex buildings still carry heavy Horsham stone slabs, and the county’s older buildings include oast houses and Wealden hall houses. Knowing the roof type helps narrow down where water may be getting in.
Take an older house close to The Parish Church of St Thomas A Becket: the leak may come from a chimney, a valley or tired lead rather than the covering itself. If you own a rental within reach of Robertsbridge station, tracing a leak quickly matters when a tenant is living with it.
Twelve Oaks is about 8 miles north of Bexhill-on-Sea, in East Sussex. We cover Twelve Oaks and the rest of East Sussex. Twelve Oaks is one of the towns and villages in East Sussex where we work. We also survey roofs in Maidstone.
Roof leak investigations in TN32 work the same way as everywhere else we cover. Nearby, we also carry out roof leak investigations in Hollingrove (1 mile north-east), Brightling (1 mile north), Oxley's Green (1 mile north), Netherfield (2 miles south-east) and Penhurst (2 miles south). Larger places within reach include Eastbourne (13 miles south-west), Hastings (9 miles south-east), Bexhill-on-Sea (8 miles south), Hailsham (9 miles south-west), Crowborough (12 miles north-west) and St Leonards (10 miles south-east).
Landmarks near Twelve Oaks
For rail, the closest station is Robertsbridge station, roughly 3.4 miles north-east. A little further out are Old Castle (2.3 miles west). Green spaces nearby include Senlac Hill.
For landlords and managing agents
Buyers’ agents can book surveys on behalf of their clients. Reports are emailed, so they’re easy to pass on.
We survey roofs for letting agents and landlords as well as householders. A written report with photos gives you a clear record of the leaking roof, useful for planning maintenance.