How do I hire a pro to repair my skylight flashing?
When looking for a professional to fix your flashing, make sure you complete the following steps:
Verify their license and insurance: Look for a licensed roofing or general contractor with general liability insurance. These requirements vary by region, so it’s always a good idea to check local regulations.
Get several estimates: A proper estimate should break down the costs for labor and materials, such as new flashing and sealant. It should also detail the scope of work, including whether it covers replacing any damaged shingles or underlayment.
Read their reviews: Good reviews often mention that the pro was punctual, successfully stopped a leak, and kept the work area clean. Red flags include comments about leaks returning shortly after the repair or unexpected damage to the roof or ceiling.
Look at their portfolios: Check their portfolio for clear photos of past skylight or roof flashing projects. The finished work should look neat and seamless, without any visible gaps or spots with messy sealant application.
Find out if they have warranties: Many professionals offer a guarantee on their workmanship, which can protect you if the leak returns. They may also pass along any manufacturer warranties on their materials.
Ask important questions: Ask questions like, "What type of flashing do you recommend for my specific roof?" and "How will you protect my property from damage during the repair?"
What factors affect the cost of repairing skylight flashing?
There are several factors that might impact the cost of this project, including:
The extent of the damage: A simple reseal is a much smaller job than a full flashing replacement. If the leak has been happening for a while, there may be additional costs to repair water damage to the surrounding roof deck or interior drywall.
Your skylight’s type and size: Different skylights, such as curb-mounted vs. deck-mounted, require different flashing kits and repair methods. Custom or older models might need special-order parts, which can affect the price.
Your roof’s complexity: A steep, high, or hard-to-access roof requires more time and safety equipment, which increases labor costs. The type of roofing material, such as slate or metal, can also make the repair more challenging than on a standard shingle roof.
Flashing material: The cost of materials can vary. Standard aluminum flashing is generally the most affordable option, while materials like copper are more expensive but offer greater durability.
Your location: Labor costs for skilled professionals can vary from one region to another.
Does homeowners insurance cover flashing repair?
Homeowners insurance may cover skylight flashing repair if the damage was caused by a sudden event, such as a storm. However, policies generally don't cover issues resulting from normal wear and tear or poor maintenance. It's best to check your specific policy or contact your insurance agent for details.
What is the best sealant for skylight flashing?
High-grade, 100% silicone or polyurethane-based sealants — specifically those designed for flashing — are typically your best bet. A professional handling your repair will use one of these because they’re durable, UV resistant, waterproof, and flexible enough to handle temperature changes without cracking. Be sure to ask your pro what type of sealant they use when you're comparing your options.
Can flashing be repaired?
Yes, roof flashing can often be repaired. If you're dealing with small holes or cracks, a professional can typically seal them with roofing cement. For more extensive damage like widespread rust or loose sections, replacing the flashing is typically the best way to keep your roof leak-free. An experienced pro should be able to help you compare the cost and benefits of both options so you can make the right choice.
What are the signs that my skylight flashing needs repair?
Common signs it’s time to hire a pro to fix your skylight flashing include:
Visible leaks or water stains: If you see drips, discoloration, or peeling paint on the ceiling or walls around your skylight, it’s a clear sign of a water issue.
Cracked or rusted flashing: Take a look at the metal strips around the skylight from the outside. Any visible cracks, rust spots, or gaps mean the flashing is compromised.
Condensation between panes: Moisture trapped between the glass panes of your skylight can suggest that the seals have failed, which is often related to flashing problems.
Damaged roofing materials: If you notice loose, cracked, or missing shingles or tiles right next to the skylight, the flashing underneath may also be damaged.
Drafts or increased noise: Feeling a breeze or hearing more outside noise than usual from your skylight can point to a broken seal where the flashing meets the roof.