Flashing, Chimney & Skylight Repair Plano

Flashing, Chimney & Skylight Repair in Plano

When Plano homeowners call us about a ceiling stain that keeps coming back after the last hail storm, the culprit is almost never the field of the roof. It is the Flashing, Chimney & Skylight Repair in Plano work that nobody sees: the L-metal at a brick chimney, the pan under a skylight, the step flashing where a dormer dies into the main slope. On Blackland Prairie clay, foundations move, roof planes shift, and sealant that looked fine in April opens a hairline gap by August. We bend our own flashing in-house so it fits the actual brick course and panel rib, not a generic piece from a box store. If water is already inside, start with our metal roof leak repair page and we will trace it to the source.

Why Flashing Leaks Hit Plano Roofs Harder Than Most Homeowners Expect

Plano sits on expansive clay that swells after a spring downpour and shrinks through a 100-degree July. That cycle racks every penetration on the roof. The 1980s and 1990s brick homes in Willow Bend, Deerfield and Preston Meadows have tall masonry chimneys with a wide saddle that collects water, and the newer stucco-and-stone builds toward Legacy and Prosper put skylights in tight roof planes where a quarter inch of misalignment is a leak. Add spring hail that dents the metal and straight-line wind that peels the counterflashing loose, and the brick-to-roof transition becomes the number one leak point on the block.

Chimney saddles and counterflashing crack where the clay soil has moved the masonry.
Skylight curbs lose their seal when daily panel expansion works the fasteners loose.
Step flashing at dormers and sidewalls rusts through after years of trapped debris.
Valley metal splits at the seam and sends water under the panels instead of down the gutter.
Pipe boots and vent collars dry out and crack under North Texas UV long before the roof ages out.

Every one of those failures is repairable without tearing off a sound roof, provided someone gets up there and looks at the right detail.

Key info: A two-story brick home in Deerfield with a wide chimney saddle and two skylights over the living room is the classic Plano flashing call. The roof field is often fine. The leak is at the saddle and the skylight curb, and both can be rebuilt in a day.

For the local rules on roofing permits and inspection thresholds, verify with the City of Plano building department before any repair scope is finalized, since requirements vary by jurisdiction.

How We Trace and Rebuild Flashing on a Plano Roof

We do not guess at a leak. We start at the stain inside, work up to the attic deck, and follow the water back to the penetration. Then we open the detail, dry it, and rebuild it with bent metal that matches the panel profile. On a standing seam roof we cut and fold the flashing around the actual rib; on an exposed-fastener barn or shop out toward Lucas and Parker we match the panel gauge and re-fastener pattern. You can see how we handle the panel side of the work on our metal roof repair page.

We inspect the attic and the roof surface to locate the actual entry point, not just the stain.
We remove the failed sealant, old flashing and any wet underlayment down to sound deck.
We measure the penetration and bend new flashing in-house to fit the brick, curb or panel rib.
We set the flashing with proper laps, new underlayment and compatible fasteners, then seal the terminations.
We water-test the detail and photograph it before we close up, so you have a record for insurance.

That sequence is the same whether we are on a 1970s ranch in Los Rios or a metal shingle roof in a newer subdivision, only the materials change.

Key info: A homeowner in the 75023 ZIP code had a skylight that leaked into a bathroom ceiling every time the wind blew from the north. Two previous contractors re-caulked the glass. We found the curb flashing had been installed without a back pan, rebuilt it with bent metal, and the leak stopped.

If the flashing sits on a roof that is already at the end of its life, our metal roof replacement team can fold the new penetration details into the same project.

Flashing Repair Approaches We Use on Plano Roofs

Not every leak calls for the same fix. The right approach depends on the penetration type, the roof material and how much of the detail has failed. Here is how we match method to problem.

Approach	Description	Best for
Custom-bent chimney flashing	New counterflashing and saddle folded to the actual brick course and roof pitch.	Brick chimneys on Willow Bend and Deerfield two-stories.
Skylight curb rebuild	New back pan, step flashing and curb seal set under the panel or shingle course.	Skylights that leak at the curb, not the glass.
Step and counterflashing at walls	Laced step flashing at dormers and sidewalls with new underlayment behind it.	Dormers and brick-to-roof transitions on steep roofs.
Valley metal replacement	Old valley pan cut out and replaced with new W-metal lapped under the panels.	Splitting valley seams and debris-trapped valleys.
Vent and pipe boot re-seal	Cracked collars replaced with UV-rated boots matched to the pipe size.	Small penetrations dried out by North Texas sun.

We pick the smallest repair that actually solves the leak, because tearing into a sound roof field creates more problems than it fixes.

Flashing, Chimney & Skylight Repair Cost in Plano: What to Expect

Most flashing repairs in Plano start at $600 and go up from there. That starting figure covers a straightforward detail: a single pipe boot, a small counterflashing repair, or a reseal on an accessible penetration. The number climbs when the job needs custom-bent metal, a full skylight curb rebuild, or work on a steep two-story roof where access and safety setup add time. Chimney saddles on tall masonry are usually the higher end of the range because the flashing has to be folded to fit the actual brick.

Three things move the price most: how much of the detail has failed, how hard the roof is to reach, and whether the repair has to tie into a standing seam panel or a metal shingle course. Getting two or three written estimates is smart, and it is the fastest way to spot a quote that is either too thin to be real or padded with work you do not need. Ask each contractor to show you the failed detail and explain what they will rebuild. Our full pricing overview breaks down the common scopes so you can compare apples to apples.

If a storm caused the damage, we document the flashing failure with photos and a written scope you can submit with your insurance claim. Coverage is decided by your carrier and policy, never by us.

What to Look For When Hiring a Metal Roofing Contractor Near Plano

Flashing work is detail work, and the wrong crew can seal a leak today and trap water behind the metal for a year. Ask for a current license and a certificate of insurance before anyone gets on the roof, and confirm the policy covers roofing work in Texas. Get at least two written estimates that name the specific flashing detail being rebuilt, not just a lump sum. Ask for local references from Plano or a neighboring city and call them. If the home sits in an HOA or a historic district near Downtown Plano, check the design review rules before a repair changes any visible metal or color. And confirm who pulls the permit if the scope crosses the local threshold, because the City of Plano sets its own rules and they must be verified for your address.

You can reach us at (469) 429-0715 or through our contact page to schedule a free inspection and a written scope.

Flashing, Chimney & Skylight Repair in Plano: Pricing Guide

Service	Price	Details
Single penetration reseal	Starting at $600	Covers one pipe boot, vent collar or small counterflashing repair with new sealant and fasteners.
Chimney flashing rebuild	Starting at $950	New bent counterflashing and saddle, priced by chimney width, brick condition and roof access.
Skylight curb rebuild	Starting at $1,200	Back pan, step flashing and curb seal replaced, higher on steep two-story roofs or multiple units.
Valley or dormer flashing	On estimate	Needs an on-site look because panel type, lap condition and debris load change the scope.
Travel	Included	In Plano and surrounding areas, no separate call-out or mileage fee.
Estimate	Free	Response within 24h at (469) 429-0715, no obligation to book.

Indicative pricing, the exact cost depends on square footage, finish, and site access. Free personalized estimate within 24h at (469) 429-0715.

Flashing, Chimney & Skylight Repair: service areas

📍 Plano 📍 Frisco 📍 Allen 📍 McKinney 📍 Richardson 📍 Garland 📍 Carrollton 📍 The Colony 📍 Little Elm 📍 Prosper 📍 Wylie 📍 Rowlett 📍 Lewisville 📍 Flower Mound 📍 Rockwall 📍 Mesquite

Frequently asked questions: Flashing, Chimney & Skylight Repair in Plano

How do I know if my Plano roof leak is flashing or the shingles?

Look at where the stain sits. A leak that shows up near a chimney, skylight, dormer or wall almost always traces to the flashing detail, not the field of the roof. Shingle failures usually show up as widespread granule loss or obvious tears. We inspect the attic and the roof surface together to separate the two before quoting any repair.

How much does Flashing, Chimney & Skylight Repair cost in Plano?

Most repairs start at $600 for a single accessible penetration. A chimney flashing rebuild typically runs from $950, and a skylight curb rebuild starts around $1,200. Steep two-story access, custom-bent metal and multiple failing details push the total higher. We give you a written scope before any work starts.

Do you bend your own flashing or use pre-made pieces?

We bend flashing in-house to fit the actual brick course, curb or panel rib. Pre-made pieces are why so many Plano chimneys leak again within a season: they do not follow the real geometry of the roof. Custom-bent metal laps correctly and lasts far longer than a caulk-and-pray repair.

How long does a flashing repair take in Plano?

A single pipe boot or small counterflashing repair is usually a half day. A chimney saddle rebuild or skylight curb rebuild typically takes a full day, sometimes two on a steep two-story roof. We tell you the expected window when we give you the scope.

Do I need a permit for flashing repair in Plano?

Small repairs often fall under the local threshold, but full replacements and some re-roof scopes require a permit and inspection. Thresholds, fees and inspection rules vary by jurisdiction, so verify with the City of Plano building department for your address before work begins. We can tell you what we typically see, but the city has the final word.

What is the difference between flashing repair and a full metal roof replacement?

Flashing repair fixes the penetration details on a roof that is otherwise sound. A replacement removes the roof system and installs new panels, underlayment and flashing together. If the panels are still serviceable, repairing the flashing is the smaller, smarter spend. If the roof is near the end of its life, replacement folds the new details into one project.

What is the best time of year for flashing repair in Plano?

Late spring and early summer are the busiest because hail and straight-line wind open up the brick-to-roof transitions, and the leak shows up with the next rain. Late fall is the calmest window for scheduled work. Do not wait for a ceiling stain: a small flashing gap found in dry weather is far cheaper than water damage inside the house.

Do you handle emergency flashing leaks in Plano?

Yes. If water is actively coming in, call (469) 429-0715 and we will get a crew out to stop the entry, usually the same day for Plano addresses. We tarp or seal the detail to protect the interior, then schedule the permanent rebuild once the weather clears.

Is the estimate really free and no-obligation?

Yes. We inspect the roof, trace the leak and give you a written scope with a price. You are not obligated to book, and there is no charge for the visit or the estimate. We respond within 24 hours at (469) 429-0715.

Are you licensed and insured for flashing repair in Plano?

Yes. You can request a certificate of insurance before we start, and we recommend you ask any contractor for the same document before they get on your roof.