Chimney reflashing and flashing repairs in Boulevard Park Isles

What the flashing estimate spells out

A flashing estimate should let you see exactly what is being opened, replaced and put back. Ours for homes in Boulevard Park Isles list the parts below, face by face, so two proposals can be compared line for line.

With upfront pricing, the amount on the approved estimate covers that scope in full. If the work reveals something new, it comes to you as a separate item before it is done.

• The faces of the chimney included in the work
• Which metal pieces are replaced and which are kept
• The roofing to be lifted and how it is restored
• Any items priced separately, such as repointing or decking

Fasteners and metals that do not mix

When two different metals touch in wet conditions, one of the pair tends to corrode sooner than it would alone. That applies to flashing pieces and to the nails or screws that hold them. A steel fastener in copper flashing, for example, can fail early.

We match fasteners and any joining pieces to the flashing metal we install. Where new flashing has to meet old metal of a different kind, we explain how the contact is handled. If an earlier repair mixed metals, that is noted in the findings so you know why those pieces are included.

A back pan on a narrow chimney

Where a chimney is narrow and no cricket is required, the uphill face is often flashed with a back pan. It is a single formed piece that runs across the back of the chimney, turns up the brick and extends up the slope under the roofing. Water arriving from above is carried around the sides.

The back pan has to tuck under the roofing far enough to shed water, and its corners have to lap onto the side pieces. We check both. If the back pan was cut short or face-nailed, the estimate explains how the new one will be formed and held.

Leaks that return after each patch

When a chimney junction has been patched several times and keeps leaking, another patch is unlikely to change the pattern. Each layer makes the next diagnosis harder, and the underlying lap is still wrong or the metal is still failing.

At that point we recommend looking at the whole junction rather than the latest wet spot. The estimate explains why a fuller repair is proposed and what it replaces. If you would prefer to try one more limited repair, we explain what it can and cannot be expected to do.