Flashing, Chimney & Skylight Repair in Savannah, GA

Flashing, Chimney & Skylight Repair Savannah

Flashing, Chimney & Skylight Repair in Savannah: Where Lowcountry Roofs Actually Leak

Savannah sits on a low sandy bluff above the river, under live oaks draped in Spanish moss and a sky that turns violent most summer afternoons. That mix of humidity, salt air, straight-line storm wind and heavy oak and pine debris is brutal on the joints of a roof. Flashing, Chimney & Skylight Repair in Savannah targets the exact spots where water gets in: chimney crickets, skylight curbs, valleys, dormer walls and the transition where metal meets brick. On 1800s row houses around the squares, 1920s bungalows in Ardsley Park and raised cottages out on the Isle of Hope, failed flashing is the leak we find most often. We bend our own flashing in-house so every piece fits the roof it sits on, not a shelf. If the leak has already spread, start with our metal roof leak repair page.

Why Savannah Roofs Leak at Chimneys, Skylights and Valleys First

Chatham County roofs live under hurricane and tropical-storm wind, salt-laden humid air and hard UV, and the flashing takes the worst of it. Sealant around a chimney or skylight dries out, splits and pulls away within a few seasons here. Add oak and pine debris holding moisture against the metal, and the joint fails quietly until the first ceiling stain shows up. Older homes make it worse: low hipped and flat roofs in the Historic District, steep Victorian gables in Thomas Square and Craftsman bungalows around Forsyth Park all have transitions that were never meant to last 100 years.

Chimney flashing and crickets pull loose when the brick settles or the counter-flashing rusts through.
Skylight curbs leak when the original sealant dries out and the curb flashing was never stepped correctly.
Valley flashing corrodes faster where pine straw and oak leaves trap moisture against the metal.
Dormer and sidewall transitions open up when the wall cladding and roof panel expand at different rates.

Every one of those points is fixable without a full re-roof when we get to it before the decking rots.

Key info: A 1920s Ardsley Park bungalow with a masonry chimney and two skylights is the classic call. The homeowner sees a stain on the ceiling after a July thunderstorm, and nine times out of ten the culprit is a rusted chimney cricket, not the panels themselves.

Local permit rules vary by jurisdiction, so always verify requirements with the City of Savannah building department before any structural change around a chimney or skylight. You can check official guidance at the City of Savannah website.

How We Repair Flashing, Chimneys and Skylights on Savannah Metal Roofs

We start on the roof, not on the phone. We trace the water back to its entry point, pull the failed flashing, and check the deck and underlayment while it is open. Then we fabricate new pieces to the actual dimensions of your chimney, curb or valley, because a pre-formed part rarely matches a 100-year-old brick stack. We install with proper step and counter-flashing, seal the laps correctly, and leave the joint able to move with the roof through Savannah's heat cycles.

We inspect the roof and attic to confirm where the water is actually entering.
We remove the failed flashing, old sealant and any soft or rotted decking underneath.
We measure and bend new flashing in-house to match the chimney, curb or valley exactly.
We install step flashing, counter-flashing and closures in the correct sequence and seal the laps.
We water-test the repair and photograph it before we close out the job.

That sequence is the same whether we are on a standing seam roof in Pooler or a 5V-crimp cottage roof on Tybee Island.

Key info: On a raised Lowcountry cottage on Wilmington Island, the skylight curb had been sealed three times with tube caulk and still leaked. We rebuilt the curb flashing in bent aluminum, stepped it into the panels and the leak stopped. Caulk is a patch, not a repair.

If your roof is due for a broader look, our metal roof inspection service covers the full system, not just the flashing.

Repair Approaches We Use for Flashing, Chimneys and Skylights

Not every leak calls for the same fix. A rusted chimney cricket on a brick stack, a skylight curb that was never flashed right, and a valley full of pine debris each need a different approach. This table shows the main methods we use across Savannah and Chatham County.

Approach	Description	Best for
Custom-bent chimney flashing	New step and counter-flashing fabricated in-house to fit the actual brick dimensions.	Masonry chimneys on 1800s and 1900s Savannah homes.
Skylight curb rebuild	Replace the curb flashing, reseat the unit and re-flash the head, sill and sides.	Older skylights that leak at the curb, not the glass.
Valley re-flashing	Open the valley, replace corroded metal and re-lap the panels over new flashing.	Roofs under heavy oak and pine debris.
Wall and dormer transition	Rebuild sidewall and dormer flashing where metal meets brick, stucco or siding.	Victorian gables and raised cottages with dormers.
Sealant and closure refresh	Strip failed sealant, replace closures and reseal the laps with the right product.	Minor leaks caught early, before metal fails.

We pick the method after we see the joint, never before.

Flashing, Chimney & Skylight Repair Cost in Savannah: What to Expect

Most flashing repairs in Savannah start around $600, and that covers a straightforward fix like a single chimney cricket, a skylight curb reseal or a short valley repair. The number climbs with the scope: multiple penetrations, rotted decking, a skylight that needs to come out, or a steep Victorian gable where access takes longer. Historic District homes can add time because the flashing has to match the original profile and the work has to respect design review rules. That is why we quote after we see the roof, not from a photo.

Getting two or three estimates is smart on any repair over a few hundred dollars. Ask each contractor what exactly is included, whether decking repair is extra, and whether they will water-test the repair before they leave. Our full pricing overview shows how we build estimates so you can compare line by line.

Hiring a Metal Roofing Contractor Near Me in Savannah: What to Check

Flashing work is small in square footage and big in consequence, so hire like it matters. Get at least three written estimates and compare scope, not just the bottom line. Call references from jobs in your part of town, because a contractor who knows Ardsley Park brick chimneys is not the same as one who only works new subdivision roofs in Pooler. And confirm who pulls the permit when one is required.

Verify the contractor is licensed and insured, and keep a copy of the certificate.
Get two or three estimates and compare what each one includes in writing.
Ask for local references on homes similar to yours, not just new construction.
Confirm the permit responsibility and any historic district or HOA design review before work starts.
Ask whether the repair will be water-tested and documented with photos.

If a contractor cannot answer those questions clearly, keep looking. You can reach us through our contact and free estimate page when you are ready to compare.

Flashing, Chimney & Skylight Repair Near Me: What Savannah Homeowners Should Know

Most of the leaks we see in Savannah start at a penetration, not in the middle of a panel. That is why flashing repair is the highest-value call you can make early, before water reaches the deck and the repair doubles. If you are seeing a ceiling stain after a summer storm, or you have a skylight you stopped trusting years ago, get it looked at now. Call (912) 468-1649 and we will trace the leak to the joint that is actually failing.

We work across Savannah and the surrounding communities, from the Historic District and Thomas Square to Pooler, Richmond Hill and Tybee Island. Every repair gets the same treatment: find the real entry point, fabricate the flashing to fit, install it correctly and test it before we leave.

Flashing, Chimney & Skylight Repair in Savannah: Pricing Guide

Service	Price	Details
Single chimney flashing repair	Starting at $600	Includes removing failed flashing and bending new step and counter-flashing to fit the brick.
Skylight curb re-flash	Starting at $750	Covers curb flashing replacement and resealing; unit removal adds cost if the frame is rotted.
Valley or dormer transition repair	Starting at $900	Includes opening the joint, replacing corroded metal and re-lapping panels over new flashing.
Multiple penetration package	On estimate	Chimney, skylights and valleys done together need an on-site look before we quote.
Travel	Included	In Savannah and surrounding areas, with no separate call-out or mileage fee.
Estimate	Free	Response within 24 hours at (912) 468-1649, with no obligation to book.

Indicative pricing, the exact cost depends on square footage, finish, and site access. Free personalized estimate within 24h at (912) 468-1649.

Flashing, Chimney & Skylight Repair: service areas

📍 Savannah 📍 Garden City 📍 Pooler 📍 Port Wentworth 📍 Tybee Island 📍 Thunderbolt 📍 Bloomingdale 📍 Richmond Hill 📍 Rincon 📍 Guyton 📍 Springfield 📍 Midway 📍 Hinesville 📍 Pembroke 📍 Wilmington Island 📍 Isle of Hope

Frequently asked questions: Flashing, Chimney & Skylight Repair in Savannah

How much does Flashing, Chimney & Skylight Repair cost in Savannah?

Most single-point repairs start around $600, which covers a chimney cricket, a skylight curb reseal or a short valley fix. The price rises with scope: multiple penetrations, rotted decking, a skylight that has to come out, or a steep gable where access slows the work. Historic District homes can cost more because the flashing has to match the original profile. We quote after inspecting the roof, not from a photo.

Why does my Savannah roof leak at the chimney after every summer storm?

Summer thunderstorms here bring straight-line wind and heavy rain that find any gap in the flashing. On older masonry chimneys, the cricket and counter-flashing rust or pull loose as the brick settles. Sealant also dries out fast in the heat and UV. When the joint opens, water runs down the brick and shows up as a ceiling stain. A proper re-flash with new bent metal fixes it; more caulk will not.

Can you repair flashing on a standing seam roof without removing panels?

In most cases yes. We can replace chimney and skylight flashing by working the new metal into the seams and laps without pulling full panels. If the leak is at a valley or a panel end, we may need to release a section to re-lap it correctly. We decide after we see the joint. The goal is always a watertight repair that lets the metal move with the roof.

How long does a flashing repair take?

A single chimney or skylight repair usually takes half a day to a full day on site. A valley or dormer job with decking repair can run one to two days. If we are doing several penetrations at once, plan on two to three days. We tell you the expected timeline when we quote, and we water-test before we leave.

Do I need a permit to repair flashing or a chimney in Savannah?

Permit requirements vary by jurisdiction and by the scope of work. A straight flashing repair often does not need one, but structural changes around a chimney or skylight may. Historic District properties can also trigger design review. Always confirm with the City of Savannah building department before work starts, and ask your contractor who is pulling the permit.

What is the difference between flashing repair and a full metal roof repair?

Flashing repair targets the joints where the roof meets a chimney, skylight, wall or valley. A full metal roof repair can cover panels, fasteners, seams and the whole roof system. If water has been getting in at a chimney for a long time, the decking and underlayment may need work too, which moves the job beyond flashing. We check that while the joint is open.

When is the best time of year for flashing repair in Savannah?

Late fall through early spring is the easiest window, with less heat and fewer afternoon storms. That said, the dominant failure here is summer storm and hurricane-season wind driving rain into failed joints, so most calls come in from June through October. Do not wait for the dry season if you already see a stain. A leak found in July is cheaper than a rotted deck found in November.

Do you handle emergency flashing and skylight leaks in Savannah?

Yes. If a storm has opened a joint and water is coming in, call (912) 468-1649. We aim to get out the same day or the next morning to stop the water, then schedule the permanent repair. We can tarp or seal the opening as a temporary measure. We do not promise a time we cannot keep, but we treat active leaks as a priority.

Is the estimate really free and no-obligation?

Yes. We come out, inspect the roof and attic if needed, trace the leak and give you a written scope and price. There is no charge for the visit and no obligation to book. If the repair is simple, we tell you. If it is bigger than flashing, we show you why and let you decide. Call (912) 468-1649 to set it up.

Are you licensed and insured for flashing and skylight repair in Savannah?

Yes. That covers general liability and workers on the roof. Ask any contractor you compare for the same document. It protects you if something goes wrong, and it is a quick way to tell a serious outfit from a truck-and-ladder operation.