Repairing chimney counter flashing in Lauderdale Manors
Old roof cement is treated as evidence rather than a repair before any new flashing is proposed.
- Owned and run locally
- Available for same-day service
- Fully licensed and insured
- Family owned and run
Flashing trouble you may notice in Lauderdale Manors
- Rust streaks on roofing below the chimney
- Drips in the attic near the brick
- Leaks only when wind drives the rain
- Peeling paint on the wall near the fireplace
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What goes into a lasting flashing repair
Layers of roof cement and caulk
A chimney junction can end up carrying more patch than metal. Roof cement, caulk and fabric get added after each leak until nobody can see how the original pieces were laid. The patch may slow water for a while, but it also hides the lap that failed.
We treat old patch as evidence. Where we can tell what sits beneath it without removal, we say so. Where we cannot, the estimate states that removal may reveal more. It also explains how any extra work would be priced and approved before it goes ahead.
Planning roof access for flashing work
Reaching a chimney safely in Lauderdale Manors depends on roof pitch, height, surface and what sits below. A steep tile roof on a second story needs a different setup from a low shingle roof. Access affects how long the job takes and what equipment comes on the visit.
Tell us when you book about the height of the roof and anything under the chimney, such as a pool deck, planters or a skylight. If ladders have to stand in a particular spot, let us know about gates, pets and parked cars. We plan access before the day of the work, not on arrival.
A chase cover is not flashing
On a framed chimney, the metal top over the chase is a chase cover. It sheds water off the top of the box, and when it rusts or dishes, water runs down inside the chase. That can look like a flashing leak from indoors.
We check the top as well as the roof junction so the right part gets the work. If the chase cover is the problem, it is quoted as its own item. The flashing at the roof is then judged on its own evidence, and replaced only if it has failed too.
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.
Line items in a flashing proposal
- Counter flashing and its mortar joint
- Reglet condition and sealant
- Access plan for roof height and pitch
- Workmanship warranty on installed flashing
Flashing questions we hear in Lauderdale Manors
How long does chimney flashing repair take in Lauderdale Manors?
It depends on the roof covering, the number of faces and whether a reglet has to be recut. A single face on a shingle roof is quicker than a full reflash on tile. The estimate gives the expected duration for your job.
Can flashing be fixed while it is raining?
The roof has to be opened at the chimney, and sealants need dry surfaces, so heavy rain usually moves the date. If rain arrives partway through, we cover the open area before stopping. In an urgent situation, we can talk through temporary steps.
Does the flashing need checking if the fireplace is not used?
Yes. The chimney still passes through the roof, and the flashing keeps water out whatever happens in the firebox. An unused chimney can leak for a long time unnoticed, so a look during a maintenance visit is worthwhile.
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Chimney & Fireplace Brands We Work With
DuraVent 
Olympia Chimney and Venting 
Copperfield Chimney Supply 
Rutland 
Heatilator 
Heat & Glo