What Is Roof Flashing and Why Does It Leak in Tulsa Homes?
Flashing is the thin metal material that seals the gaps where your roof meets something else - a chimney, a wall, a vent, a skylight, or a valley where two roof planes come together.
It’s one of the most important parts of your roof. It’s also one of the most common sources of leaks.
Why flashing fails
Metal expands and contracts with temperature changes. Tulsa has hot summers and cold winters, which means your flashing is going through that cycle constantly. Over time, the sealant around it dries out and cracks. The metal itself can lift, rust, or pull away from the surface it’s supposed to be sealing.
Here are the most common reasons flashing leaks:
- Dried or cracked sealant around chimney or vent flashing
- Flashing that was installed without enough overlap
- Rust or corrosion on older galvanized metal flashing
- Storm damage that lifted or bent the flashing
- Poor original installation - this is more common than you’d think
- Moss or debris buildup pushing the flashing out of position
Where flashing usually fails first
Chimney flashing is the biggest culprit. It has more seams, more angles, and more exposure than almost any other part of the roof. If you’ve got a leak near your fireplace, that’s where we start looking. Our Chimney Roof Repair service handles exactly that.
Valley flashing is another common trouble spot. Valleys channel a ton of water off your roof, so when the flashing there fails, it fails fast and loud.
Step flashing along dormer walls and skylights is also up there. If you’ve got a Skylight Leak Repair situation, there’s a good chance the flashing around it is part of the problem.
How do you know your flashing is the issue?
- Water stains on your ceiling or walls near a chimney, vent, or dormer
- Visible rust streaks on your shingles near a metal flashing piece
- Flashing that you can see is bent, lifted, or has gaps
- A leak that keeps coming back even after the shingles were replaced
That last one is a tell. If someone replaced shingles and you’re still getting water, the flashing probably wasn’t touched.
Can you patch it yourself?
For a tiny crack in sealant, roofing caulk can buy you some time. But flashing repairs usually require getting the sealant completely out, reseating the metal, and applying new material correctly. A bad patch can actually make it worse by trapping water.
We handle Roof Flashing Repair for homes across Tulsa, including Bixby and Broken Arrow. If we find the flashing is the source, we’ll fix it properly - not just caulk over it and hope for the best.
What does flashing repair cost?
Smaller flashing repairs run $200 - $500 in most cases. A full chimney flashing replacement is more like $400 - $800. It depends on the size, material, and how much access is involved.
We respond to quote requests promptly. If you’re seeing water inside your home near any roof penetration, it’s worth getting it checked before the next big rain.