Chimney flashing repair cost after a home inspection

How much does chimney flashing replacement cost?

A chimney flashing repair that replaces the flashing around one chimney usually costs $325 to $1,400, and the chimney's size sets most of that spread. If the only problem is dried-out sealant with no damage underneath, resealing runs $150 to $250. Get a roofer's written bid that names the scope, then ask the seller for that figure. A missing kick-out flashing, where a roof edge runs into a wall, is a smaller job at one spot.

Key takeaways

• Many local authorities require a cricket, a peaked ridge that turns water around the chimney, once it's wider than 30 inches. Check that the bid lists it.
• Caulk or roofing tar along the top edge is a stopgap. Ask for a bid that sets the top of the flashing into a mortar joint.
• A missing kick-out can hide water damage inside the wall behind vinyl, fiber cement, stucco or brick veneer for years.

What is chimney flashing?

It's the metal that seals the joint where a chimney comes through the roof. The American Society of Home Inspectors (ASHI) describes it as two parts. Base flashing is nailed to the roof deck, and along the sides it's called step flashing. Cap flashing, also called counter flashing, is set into the chimney's mortar and laps over the base flashing, so the roof and chimney can move without opening a gap.

How serious is a problem with it? ASHI says chimney flashings "are a common source of roof leaks," and that "a high-quality installation is rare." When they leak, "not only can interior and structural damage take place, but also the masonry can be damaged over time." In good work, the top of the cap flashing is bent into a mortar joint. ASHI calls a top edge sealed with caulk or roofing tar a temporary fix. If your report mentions staining in the attic or on a ceiling near the chimney, tell the roofer before the visit.

Where is kick-out flashing needed?

At the bottom of any roof-to-wall joint where the roof edge stops and the wall keeps going. The International Association of Certified Home Inspectors (InterNACHI) gives two common spots. One is a garage roof meeting the wall of a two-story house. The other is a gutter ending against the side of a chimney. The piece kicks roof runoff out, away from the wall and into the gutter.

Without it, InterNACHI says "water runoff can get inside the wall and cause serious damage." The result "can be significant damage to wall sheathing, framing, and insulation, as well as mold inside the wall cavities." Wood siding shows it as peeling paint. Fiber cement, vinyl, stucco and brick veneer "can mask the evidence for years."

Is it required? InterNACHI says flashing at roof-wall intersections is required in the International Residential Code (IRC). It quotes the 2012 edition, which calls for a flashing that diverts water away from where a sloped roof's eave meets a sidewall. Which edition applies depends on the code your town adopted. The local building department or a licensed roofer can tell you what applies at your address.

What changes the price of chimney flashing repair?

Size, add-ons and metal. Pick the rows that match your report.

The Roofing Calculator HQ rows assume aluminum, sound masonry and a one-story home, and it puts two-story labor at 1.2 times that. Copper costs about 3.4 times as much as aluminum for the same assembly, and lead about 2.1 times. Crumbling mortar is mason work, and it has to be repaired before new counter flashing can be cut into the joints.

Say the report on a one-story house flags loose flashing on a large chimney with no cricket and crumbling mortar. That's $580 to $850 for the flashing, $320 to $460 for the cricket and $450 to $650 for repointing: $1,350 to $1,960. If the old flashing let water in, each 10 square feet of rotted roof sheathing adds $150 to $280. Only the roofer who opens it up can tell you how much.

How much does kick-out flashing installation cost?

The part is cheap and the labor isn't. A roofer in Pasadena, Texas, says most homeowners pay $150 to $400 for a professional install at one spot, including caulking and shingle work. The metal piece alone is $10 to $15. Second- and third-story walls cost more because of the scaffolding and setup.

Can you add kick-out flashing to an existing roof? Yes. The roofer loosens the siding and shingles and slides the flashing underneath. Vinyl siding is easy to unzip. Fiber cement, wood, stucco and stone are rigid and take more care.

What do I ask the seller for?

Call a roofer for the flashing. Ask for a written bid that names the chimney size, the metal, whether a cricket is included, how the top edge is sealed, and any repointing. For a missing kick-out, ask them to check the wall below it too. The guide to getting repair estimates during the inspection period covers getting one before your deadline.

Put the bid total in your request and attach the bid:

Chimney flashing: replace step and counter flashing, add cricket, repoint mortar at the roofline. Roofer's written bid attached.

Ask for a credit if you'd rather pick the roofer. Ask for the repair if you want it done before closing, and ask for the invoice plus a note on any rotted sheathing found. The buyer repair request letter template has the wording, and what to ask for after a home inspection covers the rest of your list.

What if the seller says no?

Once a roofer prices it, flashing is a line to negotiate, not by itself a reason to leave. That changes if the roofer finds water damage in the roof deck or inside a wall and can't price it before your deadline. Weigh that with when to walk away after a home inspection. Your contract sets the exact deadline and terms, so confirm them with your agent.

How much does roof flashing cost per linear foot?

Modernize prices flashing work by the linear foot:

• Resealing: $10 to $25
• Partial replacement: $20 to $45
• Full replacement, shingles pulled and relaid: $40 to $80 or more

Labor often makes up 40% to 60% of the bill. That's why a few feet of cheap metal still costs a few hundred dollars.

Will homeowners insurance cover a leaking chimney?

Don't count on it. In Texas, the Texas Department of Insurance says most policies cover a "sudden and accidental release of water" but not "a continuous water leak" or wear and tear. Your own policy's wording decides, so ask your insurance agent, and get the flashing into your repair request now.

How do I know what the rest of my list is worth?

The roofer's bid covers the flashing, but your report has other lines. Kept prices every line of an inspection report for $79, usually under 4 hours, and marks the ones that need a professional quote.

If the flashing is one line of many, upload your inspection report to Kept and spend your remaining days on the bids that need a roofer.

Sources

• American Society of Home Inspectors, Chimney Flashings
• InterNACHI, Inspecting Step and Kickout Flashing at Roof-Wall Intersections
• Modernize, How Much Does Roof Flashing Repair Cost?
• Roofing Calculator HQ, Chimney Flashing Cost Calculator
• 12 Stones Roofing, Cost to Install Kickout Flashing
• Texas Department of Insurance, Home Insurance Guide