Chimney Flashing Repair Costs 2021

Chimney flashing is a critical barrier between your home's interior and the outdoors. While flashing can last for many years in harsh environmental conditions, gaps, holes, and worn areas can appear over time. It is therefore important to perform annual inspections, maintenance, and repairs on your chimney and flashing to ensure that it is in good condition. 

Left unchecked, damaged chimney flashing can allow moisture, debris, and pests into your home and harm your roofing, attic, and interior. Buildup of combustible material can create blockages in your chimney, compromise your chimney's venting processes, disrupting airflow and allowing carbon monoxide and smoke to enter your home. Left unchecked, these blockages can even result in chimney fires.

If you are looking for pricing and advice on how to repair your chimney flashing, you are in the right place! In this guide, we will answer the following FAQ:

• What is chimney flashing?
• What are the signs that you need to repair your chimney flashing?
• What is the average cost to have your chimney flashing repaired?
• Can you DIY chimney repair?
• What are the additional costs of chimney repair?
• How can you save money on chimney repair?

For more information about annual chimney maintenance and a repair checklist, watch the video below.

What Is Chimney Flashing?

Chimney flashing is a critical aspect of your roofing and chimney construction for wood burning and gas fireplaces and wood stoves. It provides a much-needed layer of protection against water infiltration around the chimney where the chimney construction creates a break or penetration in the solid surface of the roof. Flashing incorporates several layers of material, secured with specialized nails and caulking to create a tight, weatherproof seal.

Typically, chimney flashing is composed of two separate layers: step flashing and counter flashing. Step flashing is an L-shaped metal sheet designed to be placed along your chimney, underneath the roof shingles. Counter flashing is an L-shaped piece of metal placed over the step flashing in a pre-cut groove in the chimney. The layers are attached to the roofing and chimney using flashing nails and sealed with caulking to create an impermeable layer that protects your home from water intrusion.

Materials used for chimney flashing vary widely depending on the roofing material and design, chimney type, and local climate. According to the U.S. General Services Administration (GSA), the most common materials are copper, galvanized sheet metal, and terne-coated stainless steel. It is important to ensure that your flashing material is compatible with the roofing system, and that the nails used to attach the flashing are of the same material. Mixing metals can cause corrosion. For example, rainwater reacts with copper flashing in a way that will corrode both galvanized sheet metal and stainless steel.

What Are The Signs That You Need To Repair Your Chimney Flashing?

When it has been installed properly, your chimney flashing can last as long as 30 years, but the service life of your flashing depends largely on the flashing material, chimney size and shape, and local climate. If you aren't sure whether the flashing on your home needs replacement, a good starting point is knowing the age of your house, which should tell you when your chimney was constructed. 

In addition to knowing the age of your home, you should conduct a thorough inspection of your roof, chimney, and flashing to catch any leaks or problems before they become larger issues. With a visual inspection, you can detect the following signs that it's time to repair or replace your chimney flashing: 

• Water leaks inside or outside the chimney
• Puddled water inside the chimney 
• Sedimentation, creosote buildup, and discoloration, on your chimney's bricks
• Rust stains inside and outside the chimney, in the chimney flue, or on the chimney liner
• Water stains inside your home on walls or ceilings around the chimney
• Holes or gaps in the flashing or caulking around the chimney

Since water leaks are one of the primary signs of chimney flashing failure, it is no surprise that chimney owners are more likely to notice flashing problems during the Spring, often the wettest time of year. Melting snow coupled with spring rains introduces more moisture that can leak into your home through cracks and gaps in your flashing. Keep in mind that water damage can occur for a long time before it becomes apparent inside your home, so regular maintenance and inspections are critical. It is equally important to ensure that you repair your chimney flashing as soon as you notice a problem as moisture intrusion problems will only grow worse with time and become more expensive to repair.

What Is The Average Cost To Have Chimney Flashing Repaired?

Every chimney and roof has different needs, and the cost of repairing or replacing flashing can vary widely depending on the flashing, type of chimney, roofing materials, roofing configuration, chimney size, and the amount of damage.

Chimney Flashing Repair and Resealing

If your flashing problem involves a small amount of caulking damage and minimal leakage, you may simply be able to remove the old caulking and reseal your flashing for an amount between $150 and $425. The larger the chimney, the more expensive the sealing cost will be. You can also expect to pay more if your chimney or roof has unusual angles, geometry, or configuration.

Chimney Flashing Replacement

If, on the other hand, the flashing is damaged, rusted, or abraded, you will likely have to replace the chimney flashing altogether. Costs for full replacement of your chimney flashing typically range from $275 to $1450. Similar to repair costs, you can expect chimney flashing replacement to be more expensive for larger chimneys or those with unusual shapes or configurations. The cost will also vary depending on the material you choose for your flashing. Copper flashing tends to be the most expensive, followed by stainless and galvanized steel, and aluminum. Each material offers unique benefits, depending on your local climate. 

Can You DIY Chimney Flashing Repair?

Although fixing or replacing your chimney flashing may seem like a more cost-effective option, it requires skill, dexterity, and experience. Repairs and flashing replacement will typically be conducted on the roof, at a height of 30 feet or greater. For DIY repairs, you will also need to be able to accurately measure the angles between your roof and chimney and know how to adequately nail, caulk, and seal your flashing. In addition, you should be sure to assess the surrounding area, including the chimney, roofing, attic, and interior walls. Damage from leaking flashing may not be immediately apparent, but it is important to ensure that any damage is remediated as soon as possible. Standing water and wet building materials caused by your flashing leak can result in dangerous microbial growth, including mold, mildew, and bacteria, causing health issues for residents and potential structural damage. 

Overall, even though you can DIY chimney flashing repair, it is safer and more cost effective in the long run to have a professional chimney sweep complete an assessment and all repairs. An expert will know how to quickly and efficiently repair your chimney flashing, roofing, chimney flue, and surrounding areas with the right equipment and techniques. They will also know whether a simple repair is sufficient or if a full replacement is needed. What's more, they can help ensure that any damage caused by the leak is repaired in order to prevent any additional problems. 

What Are The Additional Costs Of Chimney Flashing Repair?

In addition to the cost of your chimney flashing, you will need to budget for your chimney inspection costs, cleaning costs, and other chimney services. Damaged flashing can allow unwanted buildup and debris in various parts of the chimney, including the flue liner, chimney walls, and smoke chamber. Your chimney inspector will be able to use the crawl space to investigate the area surrounding your chimney and advise other repair or cleaning services that may be necessary. 

Although chimney flashing repairs can be as simple as resealing the area around the chimney, the damage caused by leaky flashing can inflate repair costs significantly. Moisture can be insidious and result in a significant amount of damage to the brick, mortar, flue, firebox, damper, and other parts of your chimney. Over time, moisture will corrode and break down parts of your roof and chimney, and encourage microbial growth in your roofing material, insulation, attic, and home interior. For these reasons, it is absolutely critical to complete repairs in full when you find that your chimney flashing is damaged or deteriorated. The cost of flashing replacement can be as high as $1450 but can increase significantly if you have to remediate moisture damage to your chimney and home structure. 

How To Save Money On Chimney Flashing Repair?

The most important thing you can do to save yourself money on chimney flashing repair is to conduct regular inspections and maintenance on your roof, chimney, and associated components. Regular attention will allow you to keep your flashing in good condition, and it will help you catch problems before they spread and become more expensive.

Regular Inspections

Have a chimney sweep certified by the Chimney Safety Institute of America (CSIA) perform a level 2 inspection each year and keep an eye out for signs of rust, creosote buildup, or corrosion on your chimney and flashing. Be sure to replace any flashing as soon as it shows signs of deterioration. Quick replacement keeps those corroded areas from becoming holes that allow water to seep into your home.

Caulking and Sealing

Check the caulking and have it touched up or reapplied regularly. This will help to keep a weatherproof barrier between your home and the outdoors. Caulking is one of the first things to go around chimney flashing, but is also the easiest to repair if the damage is caught early.

Roof, Fireplace, and Chimney Maintenance

Since chimney flashing is part of your roofing and chimney systems, fireplace cleaning, chimney sweeping, roof maintenance, and chimney inspections are important to ensuring that your home and chimney are safe. Moisture, corrosive substances, broken tiles and bricks, and other issues can cause damage to your flashing and compromise its effectiveness. Lower your repair and replacement costs by keeping up with your roofing maintenance, chimney cleaning, and repairs. 

Don't Delay Repairs

To cut costs on chimney flashing repairs, be sure to take care of the problem as soon as possible. Waiting only allows water, pests, and other contaminants to intrude further into your home, causing additional damage that is more expensive to repair. Although it may be tempting to put it off until you have more cash on hand, it is more cost-effective to take care of the problem immediately. 

Obtain Financing

If you find that your chimney flashing and home repairs are too much for your current budget, don't worry! There are a host of useful financing options for homeowners that can help you get the repairs you need in a timely fashion and save you money in the long run. Some chimney and roof repair companies will offer financing through their company, but be sure to check into other financing options so you can get the best interest rates. You may be eligible for an FHA Title I Property Improvement Loan through the U.S. Department of Housing and Urban Development (HUD). 

By taking care of your chimney flashing issues and keeping a regular maintenance schedule, you can ensure that your home is protected from moisture, debris, pests, and other outdoor intrusions. Correctly installed, repaired, and maintained chimney flashing will keep your home in excellent condition for decades to come!