Permanent works to stop a recurring roof leak
The works order raised from ticket TKT-2026-03847: permanent replacement of corroded lead flashing at Aldgate Central Library, after three reactive calls to the same roof valley in seven months. Scope, cost build-up, listed building consent and programme, issued for authorisation as a variation under the term contract.
- Client
- Aldgate Borough Council · 42 buildings
- Contract
- Term maintenance · reactive and planned
- Reference
- ALD-WOR-M18
- Works order
- WO-2026-00847
- Prepared by
- Sentinel FM Ltd · via BuiltAI
- Status
- Awaiting consent
Illustrative example: fictional project and parties.
Why this works order was raised
This works order follows ticket TKT-2026-03847, the third reactive call to the same north-east roof valley at Aldgate Central Library in seven months. The lead is corroded at the lap joint, so each temporary repair has held only briefly, and every call closes public areas of the library.
- Originating ticket
- TKT-2026-03847 · P2
- Asset
- North-east roof valley gutter
- Location
- Aldgate Central Library, 14 Corporation Street, M4 2FB · Grade II listed
Scope of works
From scaffold or tower access to the north-east valley gutter, replace approximately 2.4m of corroded lead flashing and reinstate the roof to a watertight, consent-compliant finish.
- Strip the temporary repairs
Remove the felt patch (October 2025), the silicone sealant (January 2026) and the flashing tape (May 2026).
- Replace the lead
Install approximately 2.4m of new Code 5 lead flashing, dressed into the existing slate courses.
- Reinstate and finish
Refit any slates disturbed during the works and apply patination oil to the new lead.
The internal ceiling tiles were already replaced under ticket TKT-2026-03847.
Delivery programme and method
Works are sequenced around listed building consent and around keeping the library open to the public. The valley is watertight on the interim repair, so there is no emergency driver to start before consent is granted.
- Consent, submitted 20 May 2026
Listed building consent applied for to Aldgate BC planning; a decision is expected in 4 to 6 weeks, and no works proceed until it is granted.
- Mobilise, the week of consent grant
Confirm the specialist lead worker, book scaffold or tower access, and agree working hours with the library to avoid closing public areas.
- Works, up to 8 weeks from grant
Strip the three temporary repairs, replace approximately 2.4m of Code 5 lead and reinstate the disturbed slate courses, weather permitting.
- Close out
Apply patination oil, leave the roof watertight, sign off the works order and update the asset history so the recurring fault is closed at source.
Grade II listed: this order proposes Code 5 renewal; Asset History records existing Code 4. Confirm the detail through design and consent review before authorising work. Scaffold or tower access only; review the interim flashing-tape repair on 6 June 2026 while consent is awaited.
Cost, consent and authorisation
| Item | Detail | Estimate |
|---|---|---|
| Materials | Code 5 lead sheet, fixings, patination oil, slate clips | £600 |
| Labour | Specialist lead worker and mate · 2 days at £480 per day | £960 |
| Access | Scaffold or tower | £240 |
| Total estimate | £1,800 | |
The three temporary repairs have already cost £366 and have not lasted; the £1,800 permanent replacement is expected to clear the fault from the reactive log.
- Submitted
- 20 May 2026 · to Aldgate BC planning
- Consent target
- 23 May 2026 · unconfirmed
- Decision expected
- 4 to 6 weeks
- Works duration
- 8 weeks from consent grant
- Interim cover
- Flashing-tape repair holding · next review 6 June 2026
| Authorisation | Party | Signature | Date |
|---|---|---|---|
| Raised by | Sentinel FM Ltd · via BuiltAI | ||
| Client authority | Aldgate Borough Council | ||
| Listed building consent | Aldgate BC planning department |