Chimney reflashing and flashing repairs in Goulds

A chimney on a low-slope roof

Some chimneys rise through a flat or nearly flat section of roof. There the roofing membrane is usually turned up the chimney face as the base flashing, and a metal counter flashing covers its top edge. Water moves slowly on such a roof and can stand against the joint.

The membrane is roofing work, so a roofer often has to take part. We assess the counter flashing, the reglet and the masonry above it, and we describe where our scope ends. That boundary is written into the estimate, so the membrane and the metal are not each left to the other trade.

The joint that holds the counter flashing

Counter flashing is only as secure as the mortar it is set into. If the bed joints near the roof line are soft or open, the edge can loosen over time. Water then runs behind the metal instead of over it.

We look at the mortar above and beside the reglet. If the joints are sound, the flashing work stays within the metal and its seal. If they are not, we list repointing as a separate item. We also explain whether the flashing should wait until that masonry work is done.

Checking the flashing from the ground

A pair of binoculars shows a lot from the yard. Look where the chimney meets the roof for lifted metal edges, dark gaps along the top of the counter flashing and rust streaks on the roofing below. Look also for heavy smears of black roof cement.

Stay off the roof, especially if it is tile or wet. Tile can crack underfoot, and a wet slope is a fall risk. Write down which face showed what. Those notes help us know where to look first during the free inspection.

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 Goulds 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