Expert flashing repair at valleys, chimneys, vents and walls where roof components meet and water enters.
Fastest: call (833) 751-2102. Or send this and we call you back.
Flashing is the metal trim that directs water away from roof intersections and penetrations. When flashing fails, water gets in faster than when shingles fail. Gloucester Roofing connects you with roofers who understand how flashing works and how to repair it properly. Call (833) 751-2102.
Flashing is the metal layer that sits under shingles and directs water down and away from places where the roof meets a wall, a vent pipe, a chimney, or another slope. Flashing is the layer that actually stops water; shingles just shed surface water above it.
When flashing fails, it fails fast. A roof with perfect shingles but failed flashing leaks quickly because water is finding a direct path under the shingles and into the attic. Most repair calls from older houses are about flashing, not shingles.
On the Middle Peninsula, coastal wind and salt air accelerate flashing failure. Metal rusts, sealant dries and cracks, and fasteners corrode. A 15-year-old flashing may have a lifespan similar to 25-year-old shingles in an inland location, but only 15 years on a coastal roof.
Do not go onto the roof to inspect or repair flashing. The work is high and requires proper sealing and fastening. A professional roofer should handle flashing repair.
Flashing repair is usually inexpensive if caught early but costly if the failed flashing has allowed rot to set in under the shingles. A resealing or small replacement runs $200-500; a full valley flashing replacement runs $500-1,500.
| Job | Typical range | What it includes |
|---|---|---|
| Resealing a failed flashing joint | A few hundred dollars | If the flashing itself is sound and just the sealant is failed |
| Pipe boot replacement | $100-300 | A cracked rubber boot around a plumbing vent is quick to replace |
| Valley flashing replacement | $500-1,500 depending on valley length | A full valley often requires removing shingles on both sides |
| Step flashing replacement at a dormer | $500-1,000 | Replacing a series of overlapping flashings is labor-intensive |
| Chimney counter-flashing replacement | $500-1,500 or more | Chimney flashing often requires mortar work and careful sealing |
Flashing repair is an investment that prevents much larger water damage costs. Pay for the proper repair, not a temporary patch.
Valleys are where two roof slopes meet and all the water from both slopes concentrates into one channel. Valley flashing is either metal or a woven shingle valley. Metal valleys can corrode; shingle valleys can separate. Valley repair is the most common flashing repair.
Where a roof meets a wall or a dormer cheek, step flashing connects the roof to the wall. Each step overlaps the one below it to shed water. If steps bend or separate, water gets in behind the flashing.
Plumbing vents, roof vents, and HVAC penetrations require flashing and boots. A pipe boot is rubber that deteriorates and cracks. Vent flashing can corrode. These penetrations are common leak sources.
Chimneys require metal flashing where the chimney meets the roof (base flashing) and where it meets the chimney itself (counter-flashing). Mortar between the chimney and flashing also cracks and needs resealing.
Call any hour and explain what is going on. You get a clear price before any work starts.
Valleys are where water from two roof slopes concentrates into one channel. All the water from two entire roof planes arrives in one narrow area, which stresses the flashing and seals. The rate of water flow in a valley is much higher than on an open slope.
Think of a valley as a gutter on the roof. Water arrives at high velocity, which is why valley flashing has to be durable and well-sealed.
A valley flashing that is corroded, bent, or separated will leak in a heavy rain when the slope is dry.
For a temporary hold, sometimes. But permanent repair usually requires replacing the flashing. Caulk and roofing cement are short-term fixes; metal flashing lasts longer.
A temporary patch with roofing cement might buy time while you plan a permanent repair, but coastal weather (sun, salt air, wind) degrades caulk fast. Plan to replace the flashing within a year.
Experienced roofers usually do not recommend caulk for flashing; they recommend proper replacement.
Annual inspection is wise, especially on a coastal roof. Metal flashing can be touched up or resealed every few years. Complete flashing replacement depends on age and material: 15-25 years for most metals in a coastal climate, longer if inland.
Salt air reduces flashing lifespan. A 20-year-old metal valley in the mountains might still be sound; a 15-year-old valley in Gloucester may be rusted and ready for replacement.
Budget for flashing maintenance as part of regular roof upkeep.
Chimneys are masonry, which moves with temperature and settling. The flashing attached to a moving chimney is stressed continuously. Mortar between the chimney and flashing deteriorates, creating gaps where water enters. Chimneys are also high points on the roof where wind and rain are intense.
Proper chimney flashing is complex: base flashing under the shingles, counter-flashing tucked into the chimney mortar, and sealant sealing the joint. If any one part fails, water gets in.
Chimney repair is best done by a roofer experienced with masonry, not just roof repairs.
Flashing leaks are upstream from where water drips inside. A leak at the ceiling corner may be entering 10 feet uphill at a valley or wall flashing. The roofer traces the water path from above.
The roofer looks at whether the flashing is bent, rusted, separated from the shingles, or has crumbling sealant. The type of failure determines the repair.
A small rust hole can be patched. A bent flashing can sometimes be straightened. A completely failed valley or step flashing is best replaced. The roofer recommends based on the damage extent.
Replacement involves removing shingles, pulling out the old flashing, installing new flashing metal or boots, and re-shingling. Repair involves resealing, patching, or straightening the existing flashing.
The roofer tests the repair by spraying water or waiting for rain to confirm the leak is stopped.
Flashing failure is the most common roof leak source in Gloucester after wear and wind damage. Salt air and coastal exposure accelerate corrosion of metal flashing, so maintenance and inspection matter.
Older houses with multiple roof valleys and complex rooflines have more flashing, which means more potential leak points. A 1950s colonial with dormers and a porch has more flashing than a simple ranch, and more opportunity for failure.
The location matters: valleys on the shady north side may hold moisture and develop moss, which holds water against the flashing. Valleys on the sunny south side may have sealant deteriorating from UV. Different exposures require different maintenance.
Not sure if you're covered? Check your ZIP code.
Spot repairs to valleys, flashing, shingles and dormer joints, arranged through one call to Gloucester Roofing and carried out by a local technician.
Comprehensive chimney flashing repair addressing base flashing, counter-flashing, and mortar joints.
Immediate roof leak repair and tarping service to stop water damage in your home, available day and night.
A strip to the deck and a complete new roof, arranged through one call to Gloucester Roofing and carried out by a local technician.
Storm damage often shows as lifted or missing shingles, bent or displaced flashing, gutters pulled from the fascia, and a ceiling stain that grows after rain.
Water runs along framing and insulation before dripping. The entry point is uphill from the leak. A roofer has to trace backward from the leak to find where water is entering the roof.
As a temporary emergency measure, maybe. But that is not a real repair. Call a roofer for a proper fix.
Water damage accumulates. Rot sets into the decking and framing, insulation soaks and loses R-value, and mold can grow. What starts as a small leak becomes an expensive structural problem. Address flashing leaks quickly.
Usually not for routine flashing replacement. But if the work involves structural changes or deck repair, ask whether Gloucester County requires a permit.
Annual inspection by a roofer, clearing debris from valleys and gutters, and addressing small sealant cracks before they become large leaks. Regular maintenance costs less than repair.
Wear is not covered, but damage from a storm (impact, wind) often is. Ask your insurance company whether flashing failure from age is covered or whether it is the homeowner's responsibility.