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Chimney Flashing Repair

Chimney Flashing Repair in Seattle, WA

Chimney flashing is the weatherproof seal where your chimney meets the roof — and it's the number one source of chimney leaks in Seattle. When flashing fails, water pours into your attic, walls, and ceilings causing thousands in damage. We repair and replace chimney flashing with precision metalwork that keeps every drop of Seattle rain on the outside.

Licensed & Insured
4.9/5 — 180+ Reviews
Same-Day Available

How It Works

1

Leak Assessment

We inspect the entire flashing system from roof level — step flashing, counter flashing, sealant joints, and cricket (if present). We identify exactly where water is entering and document findings with photos.

2

Repair or Replace

For minor issues, we re-seal and repair individual components. For widespread failure, we remove old flashing and install a complete new two-piece system with proper integration into both roof and mortar joints.

3

Test & Warrant

We water-test the completed repair to verify the seal holds under simulated rain conditions. You receive before-and-after photos, a detailed report, and a written leak warranty.

Signs of Chimney Flashing Failure

  • ! Water stains on ceiling or walls near the chimney
  • ! Dripping or moisture in the attic around the chimney
  • ! Visible gaps between flashing and chimney bricks
  • ! Flashing pulling away from the roof or chimney
  • ! Rust stains running down the chimney or roof
  • ! Cracked, dried, or missing caulk/sealant at flashing
  • ! Mold or mildew smell near the fireplace or chimney wall
  • ! Roof shingles lifting or deteriorating near the chimney

Pricing Guide

Sealant Repair

$200 – $400

Caulk & sealant only, minor gaps, emergency leak stop

Most Common

Partial Repair

$400 – $800

Step/counter flashing replacement, leak warranty included

Full Replacement

$800+

Complete new flashing system, cricket install, copper option

Prices are estimates for the Seattle metro area. Exact pricing depends on chimney size, roof pitch, flashing material, and damage extent. We provide free, detailed quotes before any work begins.

Why Choose Us

Complete flashing repair — step, counter, and base flashing
Full flashing replacement with premium materials
Cricket (saddle) installation for wide chimneys
Aluminum, galvanized steel, copper, and lead flashing
Proper two-piece flashing system (code-compliant)
Sealant-only repairs for minor gaps and cracks
Roof-chimney junction waterproofing
Ice and water shield underlayment when needed
Coordination with roofers for complete roof repairs
Leak source identification with water testing
All work warrantied against leaks
Free inspection with service

What Customers Say

“Seattle Chimney Pros saved us from what could have been a disaster. They found a major crack in our flue liner during a routine inspection. Professional, honest, and fairly priced!”

Sarah M.
Capitol Hill, Seattle
Chimney Inspection

“We've used three different chimney companies over the years. Seattle Chimney Pros is by far the best. They showed up on time, explained everything, and the creosote removal was thorough.”

David & Lisa R.
Ballard, Seattle
Creosote Removal

“Had an emergency leak during a rainstorm. Called Seattle Chimney Pros and they were at my house within 2 hours. Fixed the crown and flashing the next day. The real deal!”

James T.
Bellevue, WA
Chimney Repair

“Our gas fireplace hadn't been serviced in years. They did a full maintenance check, replaced a faulty valve, and now it runs perfectly. Fair pricing with no upselling.”

Michelle K.
Fremont, Seattle
Gas Fireplace

“The team rebuilt the top section of our 80-year-old chimney. The brickwork is flawless — you can't even tell which part is new. True craftsmen.”

Robert P.
Queen Anne, Seattle
Chimney Repair

“I was quoted $4,000 by another company. Seattle Chimney Pros gave an honest assessment and fixed the issue for under $1,200. They've earned a customer for life.”

Angela W.
Kirkland, WA
Chimney Repair

“We had our chimney waterproofed before the rainy season. No leaks all winter — first time in 10 years. Wish we'd found them sooner. Highly recommend!”

Tom & Karen B.
West Seattle
Chimney Waterproofing

“Fast, clean, and professional. They installed a new chimney cap and inspected the crown in one visit. Everything explained clearly with photos. 5 stars.”

Linda H.
Magnolia, Seattle
Chimney Cap Installation

“Our old clay liner was crumbling. They installed a stainless steel liner and the difference in draft is incredible. Job done right the first time.”

Mark S.
Redmond, WA
Chimney Relining

Frequently Asked Questions

How much does chimney flashing repair cost in Seattle? +
Minor flashing sealant repairs in Seattle start at $200-$400. Partial flashing repair runs $300-$600. A complete flashing replacement costs $600-$1,200, or $800-$1,500 if a cricket needs to be installed. Premium copper flashing is $1,200-$2,000. We provide free estimates with exact pricing before any work begins.
How do I know if my chimney flashing is leaking? +
The most common signs are water stains on the ceiling or walls near the chimney, dripping in the attic around the chimney area, visible gaps between the flashing and chimney or roof, and a musty or mold smell near the fireplace. If you notice any of these — especially after heavy rain — call us for a free leak assessment.
What causes chimney flashing to fail? +
The most common causes in Seattle are: thermal expansion and contraction breaking sealant bonds, persistent moisture corroding metal flashing, wind-driven rain forcing water under improperly installed flashing, and mortar joint deterioration releasing counter flashing from the chimney. Improperly installed single-piece flashing (a common shortcut) fails much faster than proper two-piece systems.
Can chimney flashing be repaired or does it need full replacement? +
It depends on the extent of the failure. If the flashing is structurally sound and the issue is limited to dried sealant or a small gap, repair is effective and much more affordable. If the flashing is corroded, improperly installed, or pulling away in multiple areas, full replacement is the better long-term investment. We'll recommend the most cost-effective solution during the inspection.
What is a chimney cricket and do I need one? +
A chimney cricket (or saddle) is a small peaked structure installed on the uphill side of a chimney to divert water and debris around it. Washington state building code requires a cricket for chimneys wider than 30 inches on the uphill side. Many older Seattle homes lack crickets, which causes water pooling and accelerated flashing failure. We install crickets as part of flashing replacement when needed.
How long does chimney flashing last? +
Properly installed chimney flashing lasts 20-30 years with quality materials. Copper flashing can last 50+ years. However, in Seattle's wet climate, sealant joints may need re-sealing every 5-10 years even when the metal flashing itself is in good condition. Regular chimney inspections catch sealant deterioration before it becomes a leak.
Is chimney flashing repair covered by homeowners insurance? +
Flashing damage caused by sudden events — storms, fallen tree branches, wind damage — is often covered by homeowners insurance. Normal wear and deterioration over time is typically not covered. We provide detailed documentation and photos that support insurance claims when applicable.
Should I have flashing repaired separately or during a roof replacement? +
If you're planning a roof replacement within the next year, it makes sense to have flashing replaced at the same time — the roofer will need to work around the chimney anyway. If the roof is in good condition and only the flashing is failing, we can repair or replace the flashing independently without disturbing the rest of the roof. We coordinate with roofers when both projects are happening simultaneously.

Learn More

Chimney flashing is the system of metal pieces that seal the joint where your chimney penetrates the roof. It consists of two layers: step flashing (L-shaped pieces woven into the roof shingles along each side of the chimney) and counter flashing (metal strips embedded into the chimney mortar joints that overlap the step flashing). Together, they create a watertight barrier that directs rainwater away from this vulnerable intersection. When this system fails, water enters the gap between the chimney and the roof — and the damage that follows is among the most expensive a homeowner can face.
In Seattle, chimney flashing failure is extremely common. The combination of 152 rain days per year, persistent moisture, wind-driven rain, and thermal expansion/contraction cycles puts enormous stress on flashing joints. The most common failure points are: sealant that has dried and cracked, step flashing that has corroded or pulled away from the chimney, counter flashing mortar joints that have deteriorated, and missing or improperly installed cricket diverters on the uphill side of wide chimneys.
Improperly installed flashing is another major issue in the Seattle market. Many chimneys have flashing that was installed as a single piece of flat metal caulked to the chimney — a shortcut that inevitably fails within a few years. A proper flashing system requires two-piece construction: step flashing integrated with the roof shingles and counter flashing set into the chimney mortar joints. This two-piece system allows the roof and chimney to expand and contract independently without breaking the waterproof seal.
At Seattle Chimney Pros, we specialize in chimney flashing repair and replacement done right. Our technicians evaluate the entire flashing system — step flashing, counter flashing, base flashing, and cricket — to identify exactly where water is entering. For minor failures, we can re-seal joints and replace individual flashing pieces. For widespread deterioration, we install a complete new flashing system using premium materials and proper two-piece technique that meets Washington state building code.
For chimneys wider than 30 inches on the uphill side, we install a chimney cricket (also called a saddle) — a small peaked structure that diverts water and debris around the chimney rather than letting it pool against the masonry. Crickets are required by code for wide chimneys in Washington state, yet many older Seattle homes lack them. Adding a cricket during a flashing replacement dramatically reduces future leak risk.
If your chimney is leaking, don't assume you need a full chimney rebuild — flashing failure is the most likely culprit and one of the most affordable chimney repairs. We also recommend pairing flashing repair with chimney waterproofing for complete moisture protection. Schedule a free leak assessment and we'll identify exactly where the water is getting in.

Related Services

Chimney Waterproofing

Pair flashing repair with chimney waterproofing for complete moisture protection. Flashing stops water at the roofline; waterproofing stops it from penetrating the brickwork.

Learn more

Chimney Repair

Flashing failure often accompanies mortar damage and crown deterioration. We handle complete chimney repair — flashing, masonry, and crown — as one coordinated project.

Learn more

Chimney Inspection

Not sure where the leak is coming from? A CSIA-certified inspection examines the flashing, crown, cap, masonry, and flue to find the exact source.

Learn more

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