Velux flashing failures are one of the most misdiagnosed leaks in Inverness. We correctly identify whether the issue is the flashing collar, glass seal or roof void ventilation — and fix the actual cause, not just the symptom.
Velux and skylight leaks are among the most frequently misdiagnosed problems we encounter in Inverness. The leak appears at the window frame, and the assumption is a failed glass seal — but in the majority of cases we inspect, the actual failure is the flashing collar between the window frame and the surrounding tiles. In Highland conditions, the EDW and BDX flashing kits used on most Velux installations are subject to the same frost cycling that affects all lead and zinc work on Inverness roofs. The collar lifts, water tracks under the tile course above and drips down at the window.
We carry standard Velux flashing kits for the most common window sizes and can usually complete a repair in a single visit. For less common sizes or Fakro, Keylite or other brand equivalents, we'll survey first, order the correct kit and return to complete. We don't patch — if the flashing collar has failed, we replace it fully.
A number of Inverness extension and garage conversions have original fixed flat rooflights — circular or square polycarbonate domes from the 1980s and 90s. These have limited life in Highland conditions: the polycarbonate yellows and becomes brittle under UV and frost cycling, and the upstand frame frequently fails at the junction with the flat roof membrane. Upgrading to a modern opening Velux or equivalent introduces ventilation, improved insulation and a product with a 20+ year design life. We handle the full installation including structural trimming of the roof deck, kerb or on-pitch flashing, and connection to the flat roof membrane.
Condensation and active leaks present similarly as visible water around or below a skylight. The distinction matters because the fixes are different. Active leak: water appears during or immediately after rain, typically tracking from the frame edges or flashing junction. Condensation: water appears in cold, still weather regardless of rainfall — often in the early morning after a clear cold night. If your Velux runs water in dry, frosty weather, condensation is the cause. In Highland winter conditions, roof void condensation is common and frequently deposits on the coldest available surface — the Velux glass. Improving roof void ventilation is the correct fix.
Velux windows in Highland conditions benefit from two maintenance checks that are not explicitly covered in the manufacturer's guidance. First, the external frame drainage channels — the small channels at the base of the outer frame that allow any water reaching the frame to drain clear — can accumulate pine needle and birch seed debris in Highland locations. If these block, water overflows into the window frame rather than draining away. Clear with a small brush annually in October. Second, the handle and hinge mechanism on opening windows benefits from a light application of silicone lubricant every 3–5 years. Highland frost cycling causes the mechanism to stiffen faster than it would in milder climates.
Velux leaking in Inverness? Call for a correct diagnosis — no call-out fee.
Call 01463 262835"Velux in our Hilton bungalow had been leaking since we moved in. Two roofers had looked at it and blamed the glass seal. Inverness Roofing identified the flashing collar had never been fitted correctly. Replaced the full flashing kit — bone dry since."
"Three Velux windows on a rear dormer extension — all needed new flashing kits after 15 years. Done in one day, all tiles relaid neatly. No leaks through the first Highland winter since."
"Replaced two old flat rooflights on a garage conversion with opening Velux. Full installation including timber trimming and new GRP upstand. Quality job, exactly as quoted."
Yes. In Inverness, the primary Velux failure points are the flashing kit around the window frame and the rubber seal at the glass edge. Sustained Highland frost causes the rubber gasket to harden and crack over time, and inadequate flashing allows ice-melt water to track beneath the surrounding tiles in spring. We inspect both the flashing collar and the seal on every Velux repair call.
Replacing a Velux flashing kit — the most common repair — typically costs £200–£450 depending on window size and roof pitch. This includes removing the surrounding tiles, fitting a new EDW or BDX flashing collar, and relaying the tiles. Velux glass replacement or mechanism repair is additional and depends on the model.
Heavy condensation on a Velux window is usually caused by inadequate ventilation in the roof void rather than a flashing failure. In Inverness properties where loft insulation has been upgraded without consideration for ventilation cross-flow, moisture has nowhere to go and deposits on the coldest surface — the glass. We'll assess whether the issue is ventilation, flashing or glass seal on your free survey.
Yes — we supply and fit Velux, Fakro and equivalent skylight brands and can upgrade flat rooflights on extensions and garages to opening models. For pitched roofs, we handle the full installation including tile cutting, timber framing modification and flashing. Conservation area properties may require planning consent for visible rooflights on primary roof slopes.
Call 01463 262835 or email info@roofinginverness.co.uk. Free phone quotes for minor repairs based on photos, free on-site surveys for all jobs over £300. No call-out fee. We cover all of Inverness including Crown, Dalneigh, Hilton, Merkinch, Inshes and Westhill.
Yes — we carry out roofing work throughout the year. Winter scheduling is managed around Highland weather windows. We will not apply mortar or lead in frost conditions but most repair and replacement work can proceed in dry spells. Emergency call-outs are available 24/7 regardless of season.
We cover the full city including Crown, Dalneigh, Hilton, Merkinch, Inshes, Westhill, Scorguie, Lochardil, Ness Bank, Balloch, Smithton and all surrounding areas. We also cover a 25-mile radius across the Highlands — Nairn, Dingwall, Beauly, Forres, Culloden, Muir of Ord, Fortrose, Drumnadrochit, Alness, Invergordon and Grantown-on-Spey.
No call-out fee. No obligation. We survey the full roof and give you a written report — not a verbal estimate that changes on the day.
Fixed price before any work starts. Itemised by scope, materials and access. No hidden extras discovered mid-project.
Written workmanship guarantee on all projects. Highland conditions are demanding — our materials and methods are specified to perform here, not in milder parts of the UK.
Based in Inverness. The team that surveys your Inverness property is the team that does the work — not a subcontractor dispatched by a national company.
No call-out fee. No obligation. A straight answer from a local roofer who shows up when they say they will.
01463 262835