Flashing is the layered metal that waterproofs the joint between the chimney and the roof surface. When it lifts, corrodes, or was never installed well, water runs into the joint and shows up as a stain inside — often blamed on the chimney when the roofline is the culprit. Repairing flashing means resealing or replacing that metal and its counter-flashing into the masonry. Because it lives at the boundary of chimney and roof, some flashing work needs to be coordinated with roofing, and we'll say so honestly when that's the case.
What homeowners notice
- Stains that appear on the ceiling right where the chimney passes through
- Lifted, loose or rusted metal visible at the base of the chimney on the roof
- Leaks that track to heavy or wind-driven rain
- Old roofing tar smeared at the joint as a past patch that's now failing
How we diagnose it
- We inspect the step and counter-flashing at the chimney-to-roof joint
- We check whether the metal has lifted, corroded or was poorly installed
- We determine whether it's a flashing-only fix or needs roofing coordination
- We rule in or out other leak sources so we're fixing the right thing
Your options — and their limits
Reseal existing flashing
When the metal is sound but the seal has failed, we re-seal and secure it.
Replace flashing
When the metal is corroded or wrong, we replace the step and counter-flashing properly.
Coordinated roof work
When the surrounding roofing is involved, we'll flag that a roofer should be part of the fix rather than patching over a roofing problem.
What affects the price
We don't post flat prices, because an honest number depends on what we actually find. These are the factors that move it:
- Whether flashing can be resealed or must be replaced
- Roof type and pitch (tile roofs are more involved than shingle)
- Whether counter-flashing must be cut back into the masonry
- Any coordination with roofing
When to stop using the system and get it evaluated
- Water is entering the ceiling structure at the chimney during rain
- You see rot or sagging in the roof deck near the chimney
How to prepare for the visit
- Note which rains cause the leak — direction and intensity are clues
- Photograph the interior stain and, if safe from the ground, the roofline metal
Questions homeowners ask
Is flashing a chimney or a roofing job?
It sits at the boundary of both. Simple flashing reseals are chimney work; when the roofing itself is failing around the chimney, it's best coordinated with a roofer. We'll tell you which situation you have.
Can't you just tar over it?
Tar patches are a temporary stopgap that fail in the sun and rain. Proper flashing repair reseals or replaces the metal so it lasts.
Related services
Chimney Leak Repair · Chimney Crown Repair · Chimney Waterproofing · Chimney Repair
Serving South Florida
We provide chimney flashing repair across Palm Beach, Broward and Miami-Dade. A few of the areas we serve:
Talk to a South Florida chimney technician
Not sure whether it's a cleaning, a repair, or something to look at before your next fire? Tell us what you're noticing and we'll help you figure out the right next step.