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Should Flashing Be Replaced With New Roof

Leaks Or Water Damage

How to Repair Roof Flashing

If youre noticing leaks, water damage, or water stains in your home, your roof may have exposed patches where water is getting in. One way you can check if your roof has leaks in it is by starting in the attic of your home. If sunlight is coming through the beams in your attic, water can too.

If your roof was recently installed and done correctly, you can easily patch a leak in your roof by replacing a section of the roofing deck and shingles. If you notice that there is damage across the entirety of your roof, its important to consider replacing your roof as the water damage can lead to problems inside your home.

Things To Know About Roof Flashing

Are you about to get a roof replacement? If so, youre probably hearing new terms thrown at you. One of those terms you should have heard by now is roof flashing.

Roof flashing is an important roofing material that every roof needs. However, not many homeowners even know what it is or what purpose it serves.

We here at Bill Ragan Roofing take pride in educating homeowners on all aspects of roofing, including the materials that make up their roof. That’s why we’re going to help you understand what roof flashing is and why it’s important.

When Is The Best Time To Replace Chimney Flashing

Theres only a limited amount of time one person can work on replacing their own chimney flashing. Work should start early in the morning before the sun has had an opportunity to bake your roof all day. Shingles and adhesive heat up and become more flexible and moldable in hot weather, making them more challenging to remove.

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What To Expect If You Replace Your Roof Before You Sell:

If your home demands a full roofing overhaul to sell, then prepare to fork up a significant sum to cover the project. HomeAdvisor reports that homeowners spend on average between $5,346 $10,787 on roof replacement, though Jennifer and Andrew Oldham have witnessed clients spend as much as $60,000.

The good news is, a roof replacement returns a fair amount of investment: 61.2% to 65.9% by Remodeling Magazines estimate. Industry research leaders the National Association of the Remodeling Industry and the National Association of Realtors echo this calculation in their joint 2019 Remodeling Impact Report. New roofing ranks the number one project for appeal to buyers and likely added value to home at resale. The report estimates that a new roof brings an average $8,000 return, with 33% of agents stating that a new roof has helped them close a sale.

Replace Your Flashing When It Leaks

Is this an open overhang or a soffit?

While not common, flashing can fail before you need a new roof. As this material covers vulnerable areas of your roofing system, when it does fail, it poses the threat of water entering your home much more easily than shingles that may have failed. Debris and overall age are two of the biggest culprits of flashing failure we see. High winds and accompanying flying objects can damage this material to the point it does not properly shed water. It is good practice to glance over your roof regularly, especially after large storms, to make sure no damage has occurred that can possibly lead to leaks.

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Types Of Roof Flashing

Step flashing: Used for roof to wall protection, step flashing is a rectangular piece of flashing bent 90 degrees in the center. It is installed in layers with shingles to ensure the water flows away from the wall. This is the most commonly used style of flashing because of its versatility.

Continuous flashing: Also called apron flashing, continuous flashing is a long, single strip of metal that carries water down an edge to the roofing below. These pieces typically have built-in expansion joints so they can move as the home may expand or contract during changes in weather.

Base flashing: This type of flashing is the bottom-most piece that is flush with the roof and intersecting surface. Chimneys and skylights often require two pieces of flashing to ensure that water always meets a flashing surface. This also makes installing flashing around rough edges easier.

Counter-flashing: This piece is the counterpart of the base flashing. It overlaps the base flashing to complete the seal around the roof and intersecting structure. This overlap allows for more flashing coverage and ultimately more protection for your home.

How Do You Install Flashing Around A Chimney On A Shingle Roof

Install flashing aroundchimney

Nail the next shingle over the first step flashing. Then nail another step flashing over this shingle. Continue until you get to the top corner of the chimney. Cut and bend the last step flashing around the top.

How do you install chimney flashing on a shingle roof?

In respect to this, how do you install chimney flashing on a shingle roof? Steps

  • Take off the old flashing. Scrape away old flashing and cement with a hammer and chisel.
  • Cut the base flashing. Use tin snips to cut the bent base flashing that you ordered from the sheet metal shop.
  • Secure the base flashing.
  • Attach the corner and step flashing.
  • Secure the chimney saddle.
  • how do you fix flashing around a chimney?To repair loose roof chimney flashing:


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    What Makes A Roof Different From Another Roof

    One of the biggest differences between roofing estimates that homeowners will receive is that one roofing contractor may have included replacing the flashing in his proposal while another roofing contractor may be re-using it. This could be a huge difference in the amount of work being performed and result in a very large price difference!

    Is It Better To Seal A Chimney Or Replace It

    Dont Reuse Old Metal Roof Flashing On New Roofs

    However, there is also a long-term impact on the value of your home. This is especially true of an older house in which chimneys are an aesthetic highlight, or you are in a neighborhood in which most homes have chimneys. In such cases, it may be better to seal the flu and replace the stack and cap with a purely decorative faux chimney.

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    Why You Might Need To Replace Your Flashing

    A common and important part of a full roof replacement is the process to replace flashing in the roof junctions on your home. Understanding your roofs anatomy is vital to knowing what exactly goes into this project. An average roofing quote will discuss the need to replace flashing, but what exactly does flashing do? This is the first step in understanding the factors that play into the need to replace flashing in the first place. Flashing is an important part to the water shedding ability of your roofing system. Often, this is the flashy metal material, often copper or another form of metal alloy, that can be found in roof junctions such as where different roof pitches meet, or around skylights and chimneys. This material is installed in these areas to direct water away from vulnerable areas of your roof, while also maintaining strength that different forms of water shedding sheeting do not offer. As flashing is such an imperative piece to your roofs continued health, there are several reasons that you as a homeowner would need to look into replacement of these areas. As a whole, flashing is designed to maintain its function across the entirety of the lifespan of your roofing system, however, it is not foolproof and can fail under certain scenarios. As always, proper roof maintenance is imperative to maintaining roof health, which can help alleviate some of these forthcoming issues before they even begin.

    What Gets Replaced With A New Roof

    What Is a Roof Replacement? A roof replacement involves tearing off everything on the roof down to the deck, then putting on new felt paper and shingles. A roof replacement can be done no matter how many layers of shingles are already on the roof, so it can be done even when a reroofing is not an option.

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    Should Flashing Be Replaced Or Re

    I knew comparing bids from different contractors was difficult for homeowners that dont do it everyday, but I didnt realize HOW frustrating it truly was until my grandmother in California sent me three estimates she had received from local roofing contractors and asked me to tell her which one she should go with. This is what I do for a living and I couldnt compare one to another as each contractor was recommending a different scope of work, different specifications and different products in each proposal. There was absolutely no way to compare apples to apples between the three bids and I came to the stark realization that this is the quandry that each of my customers are faced with, here in Hampton Roads, Virginia, when I present them with a proposal. I feel for them.

    One of the biggest differences between roofing estimates that homeowners will receive is that one roofing contractor may have included replacing the flashing in his proposal while another roofing contractor may be re-using it. This could be a huge difference in the amount of work being performed and result in a very large price difference!

    What Are The Most Common Types Of Roof Repairs

    Roof Repair

    The process of determining when its necessary that your roofing system is repaired or replaced could be a difficult task when youre not aware of the kinds of damage it could endure.

    These are the most typical kinds of roof damage that will tell you when you should get roof repair experts on the scene immediately:

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    The Basic Roofing Materials

    Your choice of roofing materials often depends on your locality, as much as on your own personal taste. In some regions, for example, metal roofing is a common selection due to its fire resistance, while in other regions, the predominant home styles might call for a Spanish-influenced tile tool. Roof pitch also affects the kind of roofing materials you can use. For example, wood shake shingles can be used for steeper pitched roofs but are not suitable for flatter, low-pitched roofs.

    The most common choices for residential roofing include:

    Ive Been Installing Roofs All My Life And Ive Never Had A Problem With Re

    This was said by a 30 year old roofing contractor. I pointed out to him that if hed been working in the industry since he was 18, he had only been installing for 12 years and the very first roofs he worked on as a laborer hadnt even made it through half of their lifespan yet. Also, I asked him how many roofing contractors he had worked for. When he answered 5, I pointed out that if any of the roofs he worked on had developed leaks, how would he have ever known if the customer couldnt find him?

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    Sign #: Loose Roof Tiles

    During your annual roof check, check to see whether any of your roof tiles are loose. By simply stepping on them and checking their state, youll be able to access whether repairs are needed.

    If you spot more than a couple of loose or missing tiles, then you should consider replacing your roof. A weak roof with missing or damaged tiles could cave in on you so act quickly.

    Can You Replace Flashing On Roof

    How to Install Roof Flashing on a Shingle Roof – IKO

    Flashing that is badly corroded will need to be replaced. You will have to remove several rows of shingles as well as the old flashing to do this. Consider whether you have the skills otherwise, call a roofing contractor. Use special masonry caulk to seal the joints between the flashing and the chimney.

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    Does Lead Flashing Deteriorate

    It will become clear on closer inspection when lead flashing has deteriorated due to heat expansion and contraction. In some cases, the damage to the flashing may require full replacement of the material. Lead flashing has a life expectancy in excess of 100 years if allowed to expand and contract freely.

    Take Note Of Signs Of Wear

    Climb back up that ladder and inspect these areas for deterioration:

    • Shingles: Curling or missing shingles equates to holes in your roofs armor, leaving your home more vulnerable to the elements. Uneven discoloration, black streaks, and moss signal that this layer is past its prime.
    • Storm gutters:Clogged storm gutters trap water along your roofs edges which may lead to mold and decay. Granules of your shingle material in the gutter are another telltale sign that its time for a swap out.
    • Chimney flashing:Chimney flashing is the lining at the bottom of your chimney where it meets the roof. If your flashing is slathered with cracked cement or tar, youll want to upgrade to quality, water-tight fitting to prevent leaks. Note a red flag for rusty flashing, as well rusted flashing invites leaks and further structural damage.
    • Wall and roof intersections: See decay where your roof meets the exterior walls? Damaged or missing step flashing allows water to settle into this meeting point, inducing corrosion.
    • Attic ceiling: Your roof is leaking if you see any stains, streaks, or light beams underneath it. A sagging ceiling in the attic or top floor also suggests leakage.

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    Holes Drilled On Purpose

    Tiny holes in shingles are sneaky because they can cause rot and other damage for years before you notice the obvious signs of a leak. You might find holes left over from satellite dish or antenna mounting brackets or just about anything. And exposed, misplaced roofing nails should be pulled and the holes patched. Small holes are simple to fix, but the fix isnt to inject caulk in the hole. Youll fix this one with flashing and spot replace the roof.

    When Should I Repair My Roof Flashing

    When should you replace your roof flashing?

    Flashing repairs are expensive, so we recommend replacing all flashings when getting a new roof. Life expectancy of roof flashing is 40 years when installed properly. Repairing flashing costs 4-5x more than it does to replace it during a new roof installation. There is an added cost due to time and labor spent removing that section of the roof. When replacing a new roof, the area is already being removed.

    Deer Park Roofing believes in creating things that last. We do our job well so customers dont have more problems down the road. This is why we replace all flashings on new roofs.

    If flashings leak before replacing the roof is necessary, we can repair them. Some of the roofing materials next to the flashings will need to be replaced during the repair.

    In some cases, roof flashings are not leaking but still need replacing if they begin to rust or come loose. Again, Deer Park Roofing uses an industrial acrylic coating to ensure roof flashings are secure and do not rust.

    If your flashing is leaking in Louisville Kentucky, call Deer Park Roofing Inc. right away to get it taken care of the correct way.

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    Gauge Material Life Expectancy

    Build date in hand, compare your roofs age to these average material life expectancies:

    • Asphalt shingles: 15 to 30 years
    • Architectural shingles: 25 to 30 years
    • Wood shingles: 30 years with regular maintenance
    • Clay tiles: 50 years or more
    • Metal roofing: Up to 70 years
    • Slate tile: 50 to 100+ years

    How long your roofing material lasts largely depends on the climate you live in. For instance, a 30-year roof composed of asphalt shingles may live up to its life expectancy in Oregon, thanks to the cooler climate. In a climate like Florida, on the other hand, the same 30-year roof may only last 10 to 12 years under the stress of humidity, heat, and turbulent tropical storms.

    But Is The Price Difference Worth The Extra Work

    First we have to figure out when it comes to roofing what is flashing?

    Flashing refers to thin pieces of sheet metal installed to prevent the passage of water into a structure from an angle or joint.

    On a residential home you should expect flashing in the following areas:1. Where the shingles terminate against a vertical wall, such as a side of a second story or a dormer or chimney.2. Any protrusion in the roof such as a plumbing vent pipe, HVAC vent or stove pipe, or solatube or skylight.3. Sometimes in valleys where two roof slopes meet.Heres a good video that shows how the shingles, flashing, housewrap and siding all fit together:The flashing is nailed to the roof and it is critical that the nail placement is proper or it will result in leaks. In fact, after diagnosing roofing leaks for 15 years, I can tell you that roofs rarely leak in the field of the shingles, 90% of the time they leak where the roof stops, starts or changes direction which means most of the time the problem is with a flashing.

    This roof leak in a Poquoson, Virginia home was from a pipe collar flashing.

    This brings us to the question,if the flashing wasnt leaking on the old roof, why shouldnt we re-use it when the shingles are replaced? The short answer is you can and its possible there will be no problems. But re-using the flashing cant be considered a best practice, even though it is allowed by the building code it is NOT recommended by any shingle manufacturer.

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    Decide Whether To Repair Or Replace Your Roof

    Say your roof inspection report estimates you should replace your roof in the next five years, detailing several problems with the shingles and flashings. If youre planning to sell within that window, you might wonder whether its best to replace or repair the roof before you list.

    Thats a discussion that you should have with your agent as a lot of that is going to depend on the state of the market your house is in, Andrew Oldham advises.

    So, if the market is a very hot sellers market and you would expect to get multiple offers anyway, you may not need to go the expensive route.

    Your agent will measure the return on investment that various roof modifications will yield and determine whether or not your home needs the upgrade to compete in your market.


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