Roofs and flat roofs
What is the difference between a valley gutter and an eaves gutter?
An eaves gutter runs along the bottom edge of a roof and catches water off the slope. A valley gutter sits between two slopes, often lined with lead, and is hidden from the street. They fail differently. A clear eaves trough does not prove the valley is sound. A home survey from the ground may not see the valley lining at all.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
Valleys leak into ceilings between two roofs, which people then blame on the tiles. The surveyor looks for a stain in that position and says whether they could see the lining from a loft or only guess. They do not strip the valley. Lead splits and debris dams are classic and invisible from the pavement.
The repair is the lining and the outlet, not a new eaves system by default. There is no RICS price for a lead valley. If the rating says water is entering there, ask a roofer to inspect that valley and to say whether they need scaffold. Do not accept a tile-only quote for a stain that follows the valley.
What should you ask your surveyor?
- Could you see the valley lining, or only a ceiling stain?
- Is the outlet of the valley blocked?
- Are the eaves gutters a separate item in the report?
What are the typical next steps?
- Match the quote to the valley if that is where the stain is.
- Do not retile the street slope because a hidden valley was not seen.
- If access was refused, treat the valley as not inspected rather than sound.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
Is a valley the same as a parapet gutter?
No. A parapet gutter sits behind a parapet wall. A valley sits between slopes. Both can be hidden. They are not one price.
Can moss in an eaves gutter block a valley?
Debris can travel. The survey should not assume it did. Ask for the valley to be looked at if the ceiling stain is under it.