Stop chimney leaks at the source. Our flashing repair uses premium step and counter flashing with weatherproof sealants built for Chicago's freeze-thaw cycles. Free on-site estimates.
Chimney flashing is the metal seal where your chimney meets your roof. When it fails, water pours into your home — rotting wood, growing mold, and destroying walls and ceilings. In Chicago, freeze-thaw cycles are the number one killer of chimney flashing. Water gets into tiny gaps, freezes, expands, and breaks the seal wider every winter. This is the most common source of chimney-related water damage we see across neighborhoods from Lincoln Park to Beverly to the North Shore suburbs.
| Repair Type | What It Involves | Cost |
|---|---|---|
| Recaulk & seal | Remove old sealant, clean joints, apply commercial-grade urethane | $200–$500 |
| Partial flashing replacement | Replace failed sections of step or counter flashing | $500–$900 |
| Full step & counter flashing | Complete removal and replacement with new metal embedded in mortar | $800–$1,500 |
| Copper flashing (premium) | Full replacement with copper — lifetime durability, no rust | $1,200–$2,500 |
Most homeowners do not realize their flashing is failing until they see water inside. Here is what to look for: water stains on the ceiling or walls near the chimney (especially after heavy rain or snowmelt), damp spots or daylight visible in the attic where the chimney passes through the roof, peeling paint or bubbling wallpaper near the chimney, musty or mold odors in rooms adjacent to the chimney, and visible gaps, lifted metal, or crumbling caulk where the flashing meets the chimney or roof surface. If you see any of these signs, the flashing needs attention before water damage spreads into framing, insulation, and drywall.
1. Inspection and diagnosis. We inspect the flashing from both the roof and the attic side (when accessible) to identify exactly where the seal is failing. We photograph everything so you see what we see.
2. Remove failed material. We strip out old caulk, corroded metal, and deteriorated mortar from the flashing reglets (the grooves cut into the chimney masonry).
3. Install new flashing. Step flashing is woven under each course of shingles. Counter flashing is embedded into mortar joints and bent down over the step flashing. This two-layer system is the industry standard for permanent waterproofing.
4. Seal and verify. All joints are sealed with commercial-grade urethane sealant rated for temperatures from -40 to 180 degrees Fahrenheit. We water-test the repair before leaving to confirm the seal is watertight.
Flashing connects two systems — your roof and your chimney. Roofers understand roofs but not chimneys. Our technicians understand both the masonry and waterproofing sides, ensuring the repair addresses the root cause, not just the surface symptom. We embed flashing into mortar joints and use urethane sealants rated for Chicago's extreme temperature swings (-20 degrees in January, 95 degrees in July). A roofer who only caulks the surface gives you a 6-12 month fix. Proper flashing replacement lasts decades.
Fill out the form and we'll call you within 1 business hour with upfront pricing — no hidden fees, no pressure.
Prefer to call?
(224) 343-1991Call now for same-week scheduling or request a free estimate online.