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Question DetailsAsked on 8/19/2013

cost of roofing repairs

repair exposed flashing on three skylights

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OK - if totally exposed (both legs of flashing L), then that is probably your problem - the flashing should almost all be concealed by the shingles - see this image -
http://hostedmedia.reimanpub.com/TFH/...

Some cheaper skylights also come with just a base flange or flashing and say that is all you need - don't believe it, because all the single layer flashing does is direct the runoff, especially in freezing conditions where there is an ice rim around the skylight due to melting snow, right in under the shingles and onto the roof sheathing - this is a very common cause of water infiltration into attics or ceilings a foot or so away from skylights, and downslope from them.

There should be a base flashing or skirting (metal or EDPM plastic) that comes on the window (also called a curb skirt) that goes down on top of the roof wrap or felt, and should get a strip of ice and water shield adhered to it all around starting from bottom up, then as the shingles are installed around it, step flashing that goes up against the unit side (the "curb") and underlies that row of shingles and at least the next row above, with each row of shingles getting another layer of step flashing put down and adhered to the window unit side before the shingles go on.
Here is a detailed set of views of typical steps (not showing the shingles between the different step flashing layers, for clarity) -
http://www.google.com/imgres?imgurl=h...

you can see it is not simple. In most cases, ice and water shield is used for the first flashing layers as shown, but should never be the finish layer or be exposed, as it will peel and degrade on prolonged exposure to sunlight.

This sort of repair requires stripping down to the sheathing (and replacing some of that if rotted), so you are talking 1-3 hours per skylight - total cost will probably be about $300-700, with the normal damage usually being over $150 per skylight to do it right.

Answered 6 years ago by LCD




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