Chimney Flashing Repair in Thousand Oaks

A small leak where the chimney passes through the roof does slow damage that families tend to notice late. Water runs down the outside of the chimney into the attic, soaks insulation and drywall, and shows up as a brown ring on the ceiling near the mantel. By then, the wood framing around the chimney may have been wet for months. Damp framing grows mold, and mold spores in the air are hardest on babies, people with asthma, and older relatives with weak lungs. Water also rusts the damper and the firebox floor, so a fireplace that looked fine last winter sticks or smokes this one. And wet insulation around a chimney does not dry well in a closed attic. A leak is cheaper to fix the first winter it shows than the third.

Flashing is the metal that seals the joint between roof and chimney. Step flashing runs under each course of shingles, while counter flashing is cut into the brick and covers the top edge. Once either piece lifts, rusts or loses its sealant, water gets in. On a wide chimney, a small peaked piece called a cricket sends water around the uphill side, and a missing cricket is a common cause of leaks on bigger chimneys. Every flashing repair is quoted in writing after we look at the roof, since the fix depends on the roof type and how far the damage goes.

Not every leak near a chimney is flashing. A cracked crown, porous brick, a missing cap or a bad roof valley nearby can all put water in the same spot on the ceiling. So we start on the roof, check each possible source, and sometimes run water over one area at a time while someone watches the attic. Once we know where it is coming from, we tell you and give a written price. Fixing the wrong thing costs money and leaves the leak in place, which is the outcome we try hardest to avoid.

Flashing work happens on the roof and in the attic, so the family can go about the day. We keep the ladder away from doors and play areas and never leave it standing alone. If we need to get into the attic, we lay a cloth under the hatch and ask that pets stay out of that room. When we finish, we photograph the repaired joint and recheck the attic after the next good rain if you want us to. In Thousand Oaks, winter storms are few but heavy, so the best time to fix flashing is late summer or early fall, before the rain arrives and before anyone wants a fire.