Flashing carries water through the places where a roof changes direction or meets something else. When metal separates from a wall, a chimney joint opens or a valley detail fails, rain can get beneath sound-looking shingles. Repair has to restore the layered connection.
Flashing carries water through the places where a roof changes direction or meets something else. When metal separates from a wall, a chimney joint opens or a valley detail fails, rain can get beneath sound-looking shingles. Repair has to restore the layered connection.
Step flashing works with successive shingle courses where a sloped roof meets a wall. Counterflashing protects the upper edge at masonry. Apron and headwall details handle other changes in direction. Each joint has an intended path for water, so covering every edge with sealant can interfere with drainage as well as hide the failure.
At a valley, intersecting slopes concentrate runoff. At a pipe, the boot base and collar serve different parts of the connection. The repair examines metal condition, overlaps, fasteners and the roof beneath the detail before deciding which parts can remain.
Localized rebuilding is practical when adjoining roofing, wall material and deck can accept the new flashing. Lifting shingles or opening a limited wall area can be necessary to tie the work into the layers above. New exposed metal alone is not the whole assembly.
Rusted metal, damaged wood, brittle shingles or deteriorated masonry expands the scope. Siding, chimney masonry and structural issues can bring in other trades. A surface bead of sealant can be part of a specified detail, but it does not replace missing or incorrectly integrated flashing.
Inspection identifies the roof transition and likely water path. The plan defines the access, adjoining material to open, compatible replacement flashing and the work needed to reconnect the covering. Concealed wood or wall damage is handled as an explained scope change.
Height, slope, the length of the transition and how much surrounding material must be opened affect labor. Chimney shape, wall access and concealed deterioration change the work beyond the visible metal. The repair is priced around that detail rather than the home's floor area.
The metal has to connect to the layers above and below it so water drains onto the next surface. Access to those overlaps can require opening adjoining roofing.
A specified sealant can serve part of a detail. Missing, rusted or separated metal needs a sound layered repair rather than an exposed bead covering the defect.
Request a free inspection and explain what you noticed. The next step starts with the roof.