Chimney flashing repair for homes in Progresso Village

Water from the top is a separate question

A wet ceiling next to the chimney is often blamed on flashing. Water can also enter at the top, through a cracked crown or a missing cap, and run down inside the stack before it shows near the roof line. The stain can look the same either way.

Our assessment checks the top as well as the junction, so the flashing is not replaced for a problem it did not cause. If the top needs work, it is a separate line on the estimate. You can then decide on each part with the reason for it in front of you.

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 Progresso Village 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

Leaves and grit held against the metal

Debris that collects on the uphill side of a chimney holds water against the metal long after the rain stops. It can also dam water so that it backs up under the roofing. Over time the trapped moisture speeds up rust at the laps.

If you can see a buildup behind the chimney from the ground, mention it when you book. Clearing it is a simple step during the visit, and it lets us see the metal underneath. Keep off the roof yourself, though. Reaching behind a chimney from a ladder is not a safe task for a homeowner.

Crown flashing is a separate job

Brick industry details also place flashing under the crown at the top of a chimney, to keep water out of the space around the flue. That flashing belongs with the crown, not with the roof junction. It is built or repaired when the crown is.

We mention it because the two are sometimes confused in quotes. Flashing repair here means the roof junction. If the crown needs attention, it appears as a separate item under its own name, with its own reasons, so you can decide on each.