What is chimney flashing?
Flashing is the metal seal between your chimney exterior and your roof. There are two layers: step flashing (L-shaped pieces interwoven with each shingle course) and counter flashing (the metal piece tucked into the chimney mortar that covers the step flashing). Together they prevent water from entering at the chimney-roof seam.
How do I know if my flashing is failing?
Stains on the ceiling near the chimney, water in the attic around the chimney chase, visible rust streaks on the brick below the flashing, or lifted/separated metal where the flashing meets brick or shingles. Annual inspection catches early flashing failure before water damage spreads.
Can't I just caulk failing flashing?
Short-term — yes, caulk buys you a season or two. Long-term — no. Caulk is not a permanent flashing solution. Properly installed step and counter flashing should last 25+ years without maintenance. If yours needs caulk every year, it needs replacement.
What's the difference between aluminum, copper, and lead flashing?
Aluminum: lasts 25+ years, most common, paint-matchable. Copper: lasts 75+ years, develops a patina, more expensive. Lead: lasts 50+ years, used on slate roofs and historic homes, hand-forms beautifully. We recommend based on your roof material and budget.
How long does flashing repair take?
Step flashing replacement: 4–8 hours depending on chimney size. Counter flashing: 3–5 hours. Full step + counter on a large chimney: 1 full day. Custom lead flashing: 1–2 days due to hand-forming. Always quoted with timeline upfront.
What does flashing repair cost?
Counter flashing reseat: $400–$800. Step flashing replacement: $800–$1,800. Full step + counter replacement (aluminum): $1,500–$3,500. Copper or lead flashing: $2,500–$6,000 depending on chimney size. Free quote always.
Should flashing be repaired with new roofing?
Yes — when you replace your roof, flashing should always be replaced too, not reused. Reused flashing is the #1 source of leaks after a re-roof. We coordinate directly with your roofer to install new flashing during the roof job.
Will flashing repair stop my ceiling stains?
If the source is the flashing — yes, immediately. The ceiling stain itself stays until you repaint, but no new water will enter. If the leak source is actually the crown, cap, or brick, we identify that during diagnosis and quote that repair separately.
