A roof flashing leak can have devastating consequences for your home. Flashing plays a crucial role in keeping out water, so when it’s damaged or worn out, leaks are almost guaranteed.
Chimney leaks are the most common, but you’ll find issues wherever flashing is located, including
- vents,
- skylights, and
- valleys (where two roof slopes meet).
Today, I’m going to talk about what flashing is and why it’s cheaper to replace old flashing than repair a damaged roof from storms and water accumulation.
Flashing seals off vulnerable joints.
Flashing is a thin material, usually aluminum, galvanized steel, or copper, that’s installed where two surfaces meet on your roof.
It keeps water away from the joints in these areas and prevents moisture from getting underneath shingles or siding. Without it, water has a clear path into your roof and attic.
Expect to replace flashing every 15 to 20 years.
The exact timeframe will depend on the material used. The most common type of flashing is aluminum, which is cheap and easy to work with but wears out after twenty years or so. Other materials like copper or stainless steel can last longer, but come at a price.
Regardless of the material, flashing will eventually rust, crack, or pull away from the roof’s surface. These openings let in moisture every time it rains.
Sometimes it’s also installed incorrectly.
It requires proper placement and an adequate seal. If it’s not installed precisely, you’ll have problems well before the material breaks down.
Look for brown spots on your ceiling.
Brown spots on your ceiling will be one of the first signs of a leak in the roof flashing. Brown stains indicate water is seeping through the roof deck and into the ceiling. As the water collects and dries, it leaves behind spots that you can see clearly from inside your home.
You may also notice water dripping inside your home, or visible damage or rust to the flashing itself (though we recommend you get a pro to inspect your roof).
The cost to replace flashing is less than you think.
If you’ve got leaks, no need to worry: flashing isn’t expensive. It’s typically between $200 and $800, depending on the type.
Flashing is also cheaper than repairing water damage.
Yes, replacing flashing is an annoyance, but it’s significantly cheaper than a full repair of a water-damaged ceiling. Once moisture seeps into your home, you’re looking at repairs to the insulation, decking, and drywall. Those costs can easily top $2,000.
Get your flashing checked during your next roof inspection.
Most of the time, you won’t know you have a flashing issue until a leak shows up, and then it’s too late.
Schedule a routine roof inspection every year or two (or after a big storm), and make sure the flashing is included. A licensed roofing contractor will be able to identify problems early and recommend repairs.
Call for an inspection and quote within 48 hours.
If you think you’ve got a roof flashing leak or see signs of water damage near your chimney, contact us immediately to get a free quote and inspection.
– Carlos Rivero, Owner & Operator
JUNO Construction Group
