Skylight leak repair cost: what to ask the seller for

How much does it cost to repair a skylight leak?

Sunsquare Skylights puts skylight leak repair cost at $75 for a reseal up to $5,300+ for a new skylight. Before your deadline, get a roofer's written bid on the cause and ask for that scope.

Key takeaways

• The International Association of Certified Home Inspectors (InterNACHI) standard skips the water test; treat the leak as active.
• A skylight's expected life is 10 to 20 years.
• Most policies typically won't pay for wear-and-tear leaks.

How serious is a leaking skylight?

Serious enough that you want a roofer's answer before your deadline, not after closing. The InterNACHI standards let the inspector look at skylights from the ground or the eaves, and say the inspector is not required to "perform a water test." So your report can flag a leak without showing whether water is still getting in. Treat it as active until a roofer says otherwise.

The damage you can't see is the expensive part. The Environmental Protection Agency (EPA) says to dry water-damaged areas "within 24-48 hours to prevent mold growth". It also names "roof materials above ceiling tiles (due to roof leaks or insufficient insulation)" as a place hidden mold can grow. Ask the roofer to check the framing and the shaft below the skylight, not just the roof.

If your report also notes a stain on the ceiling under the skylight, that is its own line. See roof leak or ceiling stain on an inspection report for how to handle it.

Where do skylights leak?

Often where the unit meets the roof, not in the glass. A1 Home Improvement, a roofing company in Berlin, Connecticut, lists the common causes as bad installation, damaged flashing, cracked glass, and aging weather seals. Sunsquare Skylights, a skylight maker, says leaks frequently come from the flashing and underlayment around the unit. That is roofing work, not a glass or frame repair.

Each cause is a different fix:

• Failed flashing: new flashing, woven into the shingles by a roofer.
• Tired perimeter seal: a reseal and new gaskets.
• Cracked or fogged glass: a new glass unit in the old frame.
• Old unit, several problems: a new skylight.

Only the roofer's visit tells you which one you have.

What does each fix cost?

Kept prices every line of an inspection report for $79, usually under 4 hours, and marks the ones that need a professional quote.

The scope moves the number more than the source does. Say your roofer finds failed flashing on a newer skylight, the case where Sunsquare says repair makes sense. If the unit is old and the glass is fogged too, Sunsquare points to replacement instead. On Sunsquare's own rows, that is at least $1,200 more ($2,000 minus $800) for the same line on your report. If the roofer also finds rot around the opening, Sunsquare says that adds carpentry, so the bid should price it too.

Sunsquare treats a perimeter reseal as a fix for a very minor weep, not a waterproofing fix on its own. It also says flashing has to be woven into the roof, not just sealed. If the leak is at the flashing, a bead of caulk doesn't solve it.

Who confirms the scope before your deadline?

A licensed roofer. A1 Home Improvement says most roofers are trained to repair or replace skylights because they are part of the roofing system. A window specialist may be needed for frame or condensation problems.

Ask the roofer for a written bid that names the cause, the fix, and the price. See how to get repair estimates during the inspection period for ways to get a figure fast. If the rest of the roof looks tired, roof inspection before buying covers booking a full roof look.

What should you ask the seller for?

Ask for the fix your roofer named, done by a licensed roofer, with a receipt before closing. Or ask for a credit equal to the roofer's bid. A request line looks like this:

Skylight over the kitchen: replace failed flashing and underlayment per [roofer's name] written bid of [$ amount] dated [date], licensed roofer, receipt before closing.

Put the figure from your own bid in that line, not a number from a cost guide. If no bid arrives in time, use the table row for the scope your inspector described, say it is a cost-guide figure, and ask for an extension of your inspection period. What to ask for after a home inspection covers how this fits with the rest of your list. The buyer repair request letter template has the wording around it.

What if the seller says no?

You have three moves: ask for a credit instead of the repair, ask for a lower price, or cancel inside your inspection contingency. A reflash is a line to negotiate; a full replacement plus carpentry is a bigger call. When to walk away after a home inspection walks through that call, and the roof findings hub shows how this line compares with the rest of your roof section. Your contract sets the exact deadline and terms, so confirm them with your agent or attorney.

Will a skylight leak again later?

Skylights wear out. InterNACHI's life-expectancy chart puts them at 10 to 20 years, and calls that a general guideline, not a guarantee. Ask the seller how old the skylight is and whether there are receipts for past repairs. Hand both to your roofer, since age is part of the repair-or-replace call.

Does homeowners insurance cover a leaking skylight?

Don't count on it for a leak the inspector already found. Liberty Mutual's guidance on roofs says a policy "may cover a roof leak, but only if it's caused by a covered event such as fire, hail, or wind damage." It adds that most policies "typically won't cover roof leak repairs or damage that are a result of an aging roof, lack of upkeep, or general wear and tear." Ask your own insurance agent how your new policy treats the skylight.

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

The skylight is one line. Price the others the same way: the fix, the scope, and a number you can defend. Get bids on the lines that need a roofer or another trade, and put a figure on the rest before you write the request.

If the skylight is one line on a longer report, upload your inspection report to Kept and get the rest priced while your roofer works on this bid.

Sources

• InterNACHI, Home Inspection Standards of Practice
• InterNACHI, Estimated Life Expectancy Chart
• Environmental Protection Agency, A Brief Guide to Mold, Moisture and Your Home
• A1 Home Improvement, Leaking Skylight Repair Cost
• Sunsquare Skylights, Skylight Repair Costs
• Liberty Mutual, Roofs and Home Insurance