Chimney Flashing Repair
Flashing seals the joint between your chimney and roof — when it fails, water runs straight into your ceilings and walls.
$375–$1500
Book your free inspection
Pick a real open slot on our crew's calendar — takes about a minute.
No openings that day — please try another date.
For many West Seattle homeowners, what appears to be a 'chimney leak' is, in fact, a failure of the flashing—the critical seal where your chimney meets the roofline. When this vital metal-and-sealant joint corrodes, lifts, or was poorly installed, water gains an unimpeded path directly into your ceilings and walls, causing significant hidden damage. We excel at tracing the true source of the leak, then skillfully resealing or replacing the flashing and properly integrating it back into your roof structure to ensure a completely watertight seal, ready for Puget Sound's weather.
West Seattle's coastal homes, particularly those exposed to high Pacific Northwest winds and driving rain, experience faster lifting and loosening of flashing. This makes early leak detection and repair even more critical in waterfront properties.
Book your free inspection
Pick a real open slot on our crew's calendar — takes about a minute.
No openings that day — please try another date.
What's included
Most 'chimney leaks' in West Seattle are actually attributable to failed flashing at the roofline, not the chimney itself. The longer water is allowed to infiltrate, the more extensive and costly the interior damage becomes.
How it works
We trace water staining back to its actual entry point.
Sound flashing is resealed; corroded or lifted flashing is replaced.
Step- and counter-flashing are integrated back into the roof.
Photos document a watertight roof-to-chimney joint.
Local & accountable
Why it matters
For West Seattle homes, the vast majority of 'chimney leaks' don't originate in the chimney itself, but rather from compromised flashing—the crucial metal-and-sealant barrier where the chimney meets the roof. When this flashing corrodes, lifts, or was improperly installed, water bypasses the exterior, running directly into your ceilings, walls, and structural framing. Here, it silently rots wood and cultivates mold, often remaining invisible until significant damage has occurred. Catching a flashing failure early allows for an inexpensive reseal, preventing it from escalating into a far more costly framing and drywall repair.
If any of these sound familiar, it's worth a free inspection:
See the difference
The before shows rusted or lifted flashing at the roof-to-chimney joint, the most common source of a ceiling stain near the chimney. The after is new step and counter-flashing, properly lapped and sealed. Done right, flashing is a layered metal detail — not a bead of caulk — and it's what keeps the roof watertight where two surfaces meet.
Corroded, weeping flashing stripped and resealed at the roof-to-chimney joint.
Representative example of a typical chimney flashing repair — not a specific customer job. We add photos of our own completed West Seattle projects as we finish them.
A common call: a home on the bluff where the same ceiling stain creeps back beside the chimney after every big blow off the Sound. On a wind-exposed roof like that, the culprit is almost always flashing — corroded by salt air, lifted, or held together by old caulk that finally let go. We would typically strip the failed metal and install proper step and counter-flashing, lapped and sealed where chimney meets roof. The usual result is a joint that rides out the next storm dry, and a stain that finally quits.
West Seattle
Licensed local crews, free on-site inspection and a written quote before any work. Book a real open slot on our calendar.
What you can count on
Licensed local crews, an honest written quote, and photos of every job. No call centers, no scare tactics.
Licensed and insured for West Seattle home-improvement work. We carry what the state requires and stand behind every repair.
You get a clear written quote — with the deposit and balance shown up front — before any work begins. We recommend only what your chimney actually needs.
Every job is documented with before-and-after photos, so you can see exactly what was inspected and what was repaired — no guesswork.
Completed work comes with a written warranty document, so your repair is backed in writing — not just a handshake.
A clear deposit — never more than 50% — shown up front on your written quote, with the balance due only once the work is finished and you're satisfied.
The crew that quotes your job is the crew that does it — no call centers, no rotating subcontractors.
Related services
One local crew handles your whole chimney — here's what most homeowners pair with it.
By town
Service-area map — King County, WA. Map data © OpenStreetMap contributors.
FAQ
