Can Roof Flashing Be Repaired, or Does It Need Replacing?
"But they never asked me if I wanted new flashing and just did the repairs and then painted it black to match the new roof."
A homeowner wrote that about their own roof job. Settle that worry before any work starts. Yes, flashing can be repaired, and repairs belong to a professional roofing contractor1. What to agree on first, with the roofer, is whether you want new flashing or the old piece resealed. Flashing is the metal around chimneys, skylights, vents and roof edges2.
Quick answer:
- Photograph the leak area and any damaged flashing before anyone repairs it.
- Check your policy and your deductible before deciding whether a claim is worth it.
- Ask the roofer in writing: reseal or replace, and with what materials.
- Stay off the roof3 and let the roofer do the climbing.
On this page
Today you control three things: what you photograph, what you write down and what you ask.
What failed flashing looks like
Flashing at chimneys, skylights, vents and roof edges can corrode, pull loose or crack2. These are the signs to point out to a roofer:
- Loose, bent or missing sections2 at roof edges and valleys.
- The same signs around penetrations, the places where a chimney, vent or skylight comes through the roof.
- Corroded or cracked metal2 at any of those spots.
If you can see any of this from the ground, photograph it. You don't need to find the exact failure yourself.
Is sealant enough when the flashing around your chimney looks damaged? Chimney flashing: sealant or replacement.
Why can a sealant fix leak again?
Because sealant ages and metal moves. Sealant around penetrations may deteriorate with age and exposure2. Metal flashing also expands and contracts with temperature, and that movement can loosen or damage the fasteners4. So a leak can come back without a new storm4. Ask the roofer whether the metal itself has deteriorated or only the sealant has worn out. Replace the flashing if it has deteriorated, and seal leaks only if the flashing is in good condition5.
A reply in a roofing thread put the suspicion bluntly: "Of course they don’t want to fix just the flashing." Maybe so, maybe not. A vague quote can't tell you. A written line saying which pieces will be resealed or replaced, and with what, can. If the first quote feels thin, that written line also gives you something to hold up when you ask for bids on flashing repair. Ask the contractor for a written explanation of the work, the materials and the warranty details6. You can send this:
Please write in the estimate what you will do to the flashing and the materials you will use. Please add the warranty details. Please also tell me what the warranty covers if the leak comes back.
Can I fix flashing myself?
No, leave it to a roofer. The guidance for roof work is to avoid getting on the roof whenever a task can be done from ladders or other stable platforms3, and flashing sits on the roof itself. Closer assessment and repairs should be done by a professional roofing contractor1.
Unsure the flashing is really where the water gets in, or who should confirm it? Who to call for a roof leak.
What to do, in order
- Photograph, then protect. In Texas, the advice is to take pictures or videos of the damage before any repairs and make only temporary repairs7 to protect the house and belongings. Keep receipts. The photos show how it looked before anyone touched it.
- Prepare. Read your policy to see exactly what your responsibilities are8. Find your deductible, the amount you pay before the insurer pays anything. If the loss is lower than it, filing a claim may not be worth it8.
- Get a written estimate from a roofer you chose. Ask for written estimates and do not pay in advance9 for repair services. The estimate also shows whether the job costs more than your deductible10.
- If a storm may be involved, let the insurer see the damage first. In Texas, don’t make permanent repairs until your insurance company sees the damage7. Replacing flashing is a permanent repair.
If the whole roof is going to be replaced, does that job include new flashing? What is included in a roof replacement.
While you wait for the roofer
- Catch drips with a bucket and move belongings away from the spot.
- Dry water-damaged areas and items within 24-48 hours11 to prevent mold growth.
- If the roofer can't come today, keep catching and drying the water, stick to temporary fixes you can do from inside, and take photos first.
- After the next rain, look at the ceiling and photograph whether the stain has grown.
Before you call a roofer
Another reply in that thread said, "If this is how they did the flashing, no way they did the rest of the roof correctly." Getting the details on paper is how you check. Have these ready:
- Dated photos of the stain, the leak area and any damaged flashing.
- Notes on when the leak shows up, such as after rain, and where the water appears inside.
- Your deductible, and what your policy says about your responsibilities.
- Your questions: will you reseal or replace the piece, and why; which materials will you use; and is the quote written, with no payment due upfront?
Quick questions
How much does flashing repair cost? The quote should say what is being done and with what materials. Two written quotes show you the difference.
Can I ask for a quote on the flashing alone? Yes. Ask the roofer to explain in writing why anything more is needed.
Should I keep the damaged pieces? In Texas, the advice is to keep damaged items until your adjuster has seen them7.
What if a patch already failed? Ask what was done and with what. Then call another contractor and ask whether they will reseal or replace the piece, and photograph the new stain.
Sources
1. National Roofing Contractors Association: Roof Repairs After a Storm
3. OSHA: Roof Tarping (Blue Roof) Safety, OSHA 3926
4. Insurance Institute for Business & Home Safety: Metal Flashing (RICOWI Roof Guide)
6. North Carolina Department of Insurance: Avoiding predatory roofing scams
7. Texas Department of Insurance: When are water damage and mold covered by insurance?
8. Insurance Information Institute: How to file a homeowners claim
9. North Carolina State Extension: Preventative Home Maintenance
10. Texas Department of Insurance: Will my premium go up if I file a claim?
11. U.S. Environmental Protection Agency: A Brief Guide to Mold, Moisture and Your Home
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