Chimney flashing repair for homes in Midtown

Corners decide whether the lap holds

Corners are where flat metal has to change direction, and where cuts and folds leave the most seams. Good practice uses tabs at each corner or preformed pieces, with every bend sealed on its hidden side. A corner that was cut and pushed into place can open as the metal heats and cools.

When we lift the roofing at a corner, we look at how the pieces were joined and whether sealant alone was closing the gap. The findings describe each corner in plain words. That helps you compare our scope with any other proposal you receive.

What to mention when you book

A few details make the first visit more useful. Share what you know, even if some answers are rough guesses.

If you have papers from past roof or chimney work, keep them handy for the visit. We use them as background and still check the junction in person, because a past invoice cannot show how the metal looks today.

• Where the water or stain appears inside the house
• Whether it shows during rain or some time after
• The roof covering and roughly when it was installed
• Any earlier repair at the chimney and who did it

What reflashing a chimney involves

Reflashing means taking out the old base and counter flashing and installing a new, lapped set. The roofing around the chimney is lifted, the old metal comes out and the reglet is cleaned or recut. New pieces go in from the bottom of the slope upward.

The roofing is then restored around the new base pieces, and the counter flashing is set and sealed into the joint. When the estimate says reflash, it should also say what happens to the roofing and the reglet. Ask about both before you approve.

Roofing rules for flashing work in Miami-Dade County

The Florida Building Code places Miami-Dade County in its high-velocity zone. Residential roofing there is sent to the code's high-velocity provisions instead of the general roofing chapter. Flashing is tied into the roofing at a chimney, so the roofing it touches is covered by those provisions.

Ask what the code requires for the roofing near your chimney before work begins. We explain which parts of the job involve roofing and how they will be restored. If a roofer is better placed to handle that part under those provisions, the estimate says so and shows where our scope ends.