Flashing repair at the roof and chimney joint in Miami Beach
We find the failing part of the roof junction first, then repair the flashing with laps that shed water.
- Owned and run locally
- Available for same-day service
- Fully licensed and insured
- Family owned and run
Clues that point to the roof junction flashing
- Leaks only when wind drives the rain
- Stain returning after an earlier patch
- Peeling paint on the wall near the fireplace
- Leaves and grit piled behind the chimney
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Keeping water out at the chimney flashing
Base and counter flashing work as a pair
Flashing at a chimney is usually two layers of metal rather than one. The base pieces lie on the roof and turn up against the brick. The counter flashing comes down from the chimney and laps over them. Because the two layers overlap instead of joining, each one stays with its own surface.
When we assess the junction on a home in Miami Beach, we check both layers separately. A sound base piece under a loose counter piece needs a different repair from the reverse. The estimate names which layer fails and on which face, so you can see why the scope is sized the way it is.
Paint over old flashing
Flashing is sometimes painted to match the roof or the chimney. Paint can hide rust, pinholes and thin spots, so a painted junction may look better than it is. Flaking paint along the laps is often the first sign that the metal underneath is going.
We check painted flashing by hand, especially at folds and along the roof line. If the metal is sound, the paint can stay as it is. If it is failing, we say whether the new metal can be left bare or should be finished, and what that finish involves.
A short-term measure while you plan
Sometimes the permanent repair has to wait, perhaps for a roof replacement or for matching tile to arrive. A temporary measure can reduce water entry in the meantime. It is not a repair, and it should not be priced or described as one.
If we recommend a temporary step, the estimate labels it clearly and lists it separately from the permanent work. It says what the temporary step does and what it does not do. You then know it needs watching, and that the full repair is still to come.
The sealant in the joint
The sealant used at a chimney has to bond to both metal and masonry, stay flexible and handle sun on the roof. Its maker's data sets the surfaces it suits, how it is applied and how long it needs before rain. We choose it from that data, not from what happens to be in the truck.
Ask which sealant we plan to use and where. It should appear at the reglet and at hidden laps, not smeared across open seams. The written record names the product, which helps anyone who has to maintain the joint later.
Flashing items we check and price
- Step flashing on each sloped side
- Interior stain noted for follow-up
- Hose water test when the job calls for it
- Workmanship warranty on installed flashing
Chimney flashing answers for Miami Beach homes
What does the flashing workmanship warranty cover?
It covers the flashing we installed and the way we installed it, as described in the written record. Parts of the roof or chimney outside the agreed scope are not included, which is why the scope is written out face by face.
Can you repair flashing where a metal roof meets the chimney?
Yes, with details that follow the panel profile and the roofing maker's instructions. We identify the panel type first. If cutting or refitting panels is better done by a roofer, the estimate says so and shows where our part of the work ends.
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