Chimney Flashing Repair
Flashing seals the joint between your chimney and roof — when it fails, water runs straight into your ceilings and walls.
$325–$1500
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Pick a real open slot on our crew's calendar — takes about a minute.
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It's a common misconception in South Seattle: most 'chimney leaks' actually originate not from the chimney itself, but from compromised flashing where the chimney transitions into your roofline. When this critical metal-and-sealant joint corrodes, lifts, or was improperly installed, it creates a direct conduit for water to cascade into your ceilings and walls. We expertly pinpoint the exact source of the leak, then meticulously reseal or replace the flashing, integrating it flawlessly back into your roof structure to ensure enduring watertight integrity.
The prevailing Pacific Northwest winds, combined with our heavy rainfall, can accelerate the lifting and loosening of chimney flashing. This means homes across South Seattle, especially those exposed to more direct weather, may experience flashing-related leaks sooner than properties in more sheltered locales.
Book your free inspection
Pick a real open slot on our crew's calendar — takes about a minute.
No openings that day — please try another date.
What's included
The vast majority of what homeowners perceive as 'chimney leaks' are, in reality, failures of the flashing system at the roofline, rather than issues with the chimney masonry itself. Critically, the longer water is permitted to penetrate, the more insidious and extensive the hidden interior damage to your South Seattle home becomes.
How it works
We trace water staining back to its actual entry point.
Sound flashing is resealed; corroded or lifted flashing is replaced.
Step- and counter-flashing are integrated back into the roof.
Photos document a watertight roof-to-chimney joint.
Local & accountable
Why it matters
It's a widespread misdiagnosis: most instances of 'chimney leaks' are fundamentally problems with the flashing—the crucial metal-and-sealant interface where your chimney integrates with the roof. Should this flashing corrode, lift, or have been improperly installed, water will inevitably funnel directly into your ceilings, walls, and structural framing. Here, it will insidiously rot wood and cultivate mold growth, often for extended periods before any visible signs appear in your South Seattle home. Addressing compromised flashing early, with a relatively inexpensive reseal, prevents it from escalating into a far costlier structural framing and drywall repair.
If any of these sound familiar, it's worth a free inspection:
See the difference
The before shows rusted or lifted flashing at the roof-to-chimney joint, the most common source of a ceiling stain near the chimney. The after is new step and counter-flashing, properly lapped and sealed. Done right, flashing is a layered metal detail — not a bead of caulk — and it's what keeps the roof watertight where two surfaces meet.
Rusted-through flashing at the roofline stripped out, re-lapped and sealed dry.
Representative example of a typical chimney flashing repair — not a specific customer job. We add photos of our own completed South Seattle projects as we finish them.
A common call: a Georgetown cottage where the same ceiling stain reappears by the chimney after every hard rain. On roofs this age the culprit is nearly always flashing — rusted, lifted, or held together by caulk that quit years ago. We strip the spent metal and lap in proper step and counter-flashing, sealed where brick meets roof. The joint stays dry through the next storm, and the stain finally stops returning.
South Seattle
Licensed local crews, free on-site inspection and a written quote before any work. Book a real open slot on our calendar.
What you can count on
Licensed local crews, an honest written quote, and photos of every job. No call centers, no scare tactics.
Licensed and insured for South Seattle home-improvement work. We carry what the state requires and stand behind every repair.
You get a clear written quote — with the deposit and balance shown up front — before any work begins. We recommend only what your chimney actually needs.
Every job is documented with before-and-after photos, so you can see exactly what was inspected and what was repaired — no guesswork.
Completed work comes with a written warranty document, so your repair is backed in writing — not just a handshake.
A clear deposit — never more than 50% — shown up front on your written quote, with the balance due only once the work is finished and you're satisfied.
The crew that quotes your job is the crew that does it — no call centers, no rotating subcontractors.
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One local crew handles your whole chimney — here's what most homeowners pair with it.
By town
Service-area map — King County, WA. Map data © OpenStreetMap contributors.
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