Flashing, Chimney & Skylight Repair Seattle

Flashing, Chimney & Skylight Repair in Seattle

Seattle homes take a beating at every roof penetration. Flashing, Chimney & Skylight Repair in Seattle is the work that keeps water out of the seams where chimneys, skylights, valleys and wall transitions meet the metal. On the steep hills between Puget Sound and Lake Washington, under tall Douglas firs and western red cedars, those seams face months of steady rain and atmospheric-river storms every year. A failed chimney counter-flashing on a Ballard Craftsman or a cracked skylight curb on a Laurelhurst Tudor will find a way inside before you see a stain on the ceiling. We fabricate flashing in-house and bend it to fit the actual roof, not a generic profile. Call (425) 648-6332 to get a free estimate, or read about our metal roof leak repair process if water is already coming through.

Why Flashing Repair Is the Number One Leak Point on Seattle Roofs

Seattle does not get one dramatic storm season. It gets long gray damp winters, steady rain, and atmospheric-river events that push water sideways for days. That pattern tests every seam and every penetration on a roof, and flashing is where most failures start. Moss and algae colonize the shaded north slopes, debris packs into valleys, and the constant wet-dry cycle works on sealant and fasteners around chimneys and skylights.

Chimney counter-flashing pulls away from masonry as the house settles and the metal expands, opening a path for water behind the brick.
Skylight curbs on 1990s and 2000s infill homes crack at the sealant joint and let water track under the pane frame.
Valley flashing on steep Queen Anne and Magnolia roofs collects needles and leaf litter that hold moisture against the metal.
Wall and sidewall transitions on deep-porch Craftsman bungalows in Wallingford and Ravenna fail where the original step flashing was never replaced.
Pacific windstorms topple big trees and drop limbs that dent or tear flashing, which then leaks quietly for months.

We see these failures across Seattle and the Eastside, and most of them are repairable before they rot the sheathing. Roofing permits and inspection thresholds vary by jurisdiction, so check with the Seattle Department of Construction and Inspections or your local building department before any structural change: Seattle Department of Construction and Inspections.

Key info: On a 1920s foursquare in Mount Baker, the chimney flashing had been sealed with tar three times over 20 years. We removed the tar, cut new counter-flashing into the mortar joint, and the leak stopped for good. Sealant is a patch. Bent metal is a repair.

How We Repair Flashing, Chimneys and Skylights on Seattle Metal Roofs

We start by finding the actual entry point, not the stain on the ceiling. On a metal roof, water can travel a long way along a pan before it drops, so we inspect the full penetration, the panel laps, and the fasteners around it. Then we fabricate the flashing to match the roof profile and the masonry or curb it meets.

We inspect the roof, attic and interior ceiling to trace the leak to its source.
We remove failed sealant, old tar patches and damaged flashing without tearing up sound panels.
We measure and bend new flashing in-house for a precise fit to the chimney, curb or wall.
We cut counter-flashing into mortar joints or install new curb flashing with proper laps and fasteners.
We seal with metal-compatible sealant and test the repair with water before we close up.
We document the work with photos for your records or an insurance claim file.

If the leak has spread into the panels or fasteners, we may recommend a full metal roof inspection to catch related problems before the next storm.

Key info: A West Seattle homeowner called us after a skylight leak stained a bedroom ceiling. The curb flashing had separated from the frame by a quarter inch. We bent a new curb cap, reset the flashing, and the repair held through the next atmospheric river without a drop inside.

Repair Approaches We Use on Seattle Chimneys, Skylights and Valleys

Not every flashing problem needs the same fix. The right approach depends on the roof material, the penetration type, and how much damage the leak has already done. Here is how we match the method to the job.

Approach	Description	Best for
Custom bent counter-flashing	New metal flashing cut into the mortar joint and lapped over the roof panel.	Masonry chimneys on Craftsman and Tudor homes.
Skylight curb re-flash	Remove the old curb flashing, rebuild the seal, and install a new bent cap.	Cracked or separated skylight curbs on any metal roof.
Valley flashing replacement	Open the valley, replace the metal, and re-lap the panels on both sides.	Valleys clogged with fir needles and leaf litter.
Step and sidewall flashing	Rebuild the step flashing where a roof meets a wall or dormer.	Wall transitions on bungalows and additions.
Emergency leak control	Temporary seal and water diversion until a permanent repair can be scheduled.	Active leaks during a storm or before a forecasted blow.

We choose the least invasive method that solves the problem, and we tell you when a patch will not last.

Flashing, Chimney & Skylight Repair Cost in Seattle: What to Expect

Most flashing repairs start at $600 and go up from there. The price depends on the penetration type, how much damage the leak has done, and how hard the area is to reach. A simple skylight re-flash on a walkable ranch roof in Shoreline sits near the low end. A chimney re-flash on a steep Queen Anne Victorian with a slate-look metal roof and limited ladder access moves toward the high end.

Access matters: steep pitch, height, and tight side yards slow the work and add labor.
Material matters: copper and specialty metal flashing cost more than painted steel.
Damage matters: rotted sheathing or framing under the flashing adds repair time.
Scope matters: one penetration versus a full valley plus two skylights is a different job.

Get two or three estimates and compare scope, not just the number. A low bid that skips the sheathing check is not a bargain. See our full pricing overview for more detail, or call (425) 648-6332 for a free estimate.

What to Look for When Hiring a Metal Roofing Contractor Near Me in Seattle

Flashing work is detail work, and not every roofer does it well. Ask questions before you sign anything, and do not be shy about asking for proof. A contractor who does this work every day will have clear answers.

Confirm the contractor is licensed and insured in Washington, and ask for a certificate of insurance.
Get at least two or three written estimates that list the flashing scope and materials.
Ask for references from jobs similar to yours, especially chimney and skylight work.
Ask who pulls the permit if one is required, and confirm it with the local building department.
Check HOA or historic district design rules if your home is in a protected area.

We are a Metal Roofing Alliance member and have been in business since 2009. Reach out through our contact page to schedule your free estimate.

Flashing, Chimney & Skylight Repair in Seattle: Pricing Guide

Service	Price	Details
Skylight flashing repair	Starting at $600	Covers one skylight curb re-flash with new bent cap and sealant; steep pitch or high access adds labor.
Chimney flashing repair	Starting at $850	Includes cutting new counter-flashing into the mortar joint and lapping over the panel; masonry condition affects price.
Valley or sidewall flashing	Starting at $900	Opens the valley or wall transition, replaces metal, and re-laps panels; rotted sheathing adds repair time.
Complex or multi-penetration job	On estimate	Multiple chimneys, skylights or valleys need an on-site look to scope labor, access and material.
Travel	Included	In Seattle and surrounding areas, no separate call-out or mileage fee.
Estimate	Free	Response within 24h at (425) 648-6332, no obligation to book.

Indicative pricing, the exact cost depends on square footage, finish, and site access. Free personalized estimate within 24h at (425) 648-6332.

Flashing, Chimney & Skylight Repair: service areas

Frequently asked questions: Flashing, Chimney & Skylight Repair in Seattle

How much does flashing, chimney and skylight repair cost in Seattle?

Most repairs start at $600 and climb from there. A simple skylight re-flash on an accessible roof is often near the low end, while a chimney re-flash on a steep or high roof can run well above that. Damage to sheathing or framing, copper or specialty metal, and tight access all push the price up. Get two or three written estimates so you can compare scope, not just the number.

How do I know if my chimney flashing is leaking in Seattle?

Look for water stains on the ceiling near the chimney, dampness in the attic, or rust and corrosion on the flashing itself. On a metal roof, water can travel along a pan before it drops, so the stain may not sit directly under the chimney. We trace the leak from the attic and roof surface to find the actual entry point before we quote a repair.

Can you repair flashing on a metal roof without replacing the whole roof?

Yes, in most cases. Flashing repair is a targeted job. We remove the failed flashing, bend new metal to fit the chimney, skylight curb or wall, and re-lap it into the existing panels. If the panels themselves are sound, there is no reason to replace the roof. We tell you honestly when a repair will not last and a larger fix is needed.

How long does a flashing repair take?

A single skylight or chimney re-flash usually takes half a day to a full day, depending on access and how much old sealant has to come off. A valley replacement or a job with multiple penetrations can take two to three days. We give you a realistic timeline after the on-site inspection, not a guess over the phone.

Do I need a permit for flashing repair in Seattle?

Minor flashing repairs often do not require a permit, but rules vary by jurisdiction and by the scope of work. A full re-roof or structural change does require one. Always confirm with the Seattle Department of Construction and Inspections or your local building department before work starts. We can tell you what we typically see, but the building department has the final word.

What is the difference between flashing repair and metal roof leak repair?

Flashing repair targets the metal pieces around chimneys, skylights, valleys and wall transitions, which is where most leaks start. Metal roof leak repair is the broader service that finds and fixes water entry anywhere on the roof, including panel laps, fasteners and seams. In practice, the two overlap, and we often do both in one visit.

What is the best time of year for flashing repair in Seattle?

Late spring through early fall is the easiest window because the roof is drier and days are longer. But flashing failures do not wait for good weather. The dominant failure mode here is long gray damp winters and atmospheric-river storms driving water sideways into failed seams, so we repair flashing year round and handle active leaks fast. If a Pacific windstorm has torn flashing loose, call right away.

Do you handle emergency flashing repair in Seattle?

Yes. If a storm has opened a seam or a skylight is leaking into the house, call (425) 648-6332. We aim to respond within 24 hours and can set up temporary leak control the same day when conditions allow. Permanent repair is scheduled as soon as the weather and access permit.

Is the estimate really free and no obligation?

Yes. We inspect the roof, trace the leak, and give you a written estimate at no cost and with no obligation to book. You get the scope, the materials and the price in writing so you can compare it with other bids. There is no pressure and no charge for the visit.

Are you licensed and insured for flashing work in Seattle?

Yes. We are licensed and carry insurance for the work we do, and we can provide a certificate of insurance on request. We have been in business since 2009 and are a Metal Roofing Alliance member. Ask for proof before any contractor starts work on your roof.