Flashing, Chimney & Skylight Repair in Charleston

Charleston roofs leak at the penetrations long before they leak in the field. On this low-lying peninsula between the Ashley and Cooper rivers, wind-driven rain from afternoon thunderstorms pushes sideways against chimney crickets, skylight curbs and piazza roof-to-wall transitions that were never built for that angle of attack. We handle Flashing, Chimney & Skylight Repair in Charleston as a fabrication job first and a repair job second: we measure, we bend the metal in-house, and we install a piece that actually sheds water instead of a tube of caulk that fails by the next hurricane season. Whether you own a South of Broad single house with a slate or crimped tin roof, a 1950s brick ranch in West Ashley, or a stucco subdivision home in Mount Pleasant, the number one leak point is the same. If water is already inside, start with our metal roof leak repair page and we will trace it to the source.

Why Flashing and Chimney Leaks Dominate Charleston Roofs

Charleston gets heavy rain, salt air, hot humid summers and hurricane-season wind, and every one of those stresses the joints where a roof meets something else. Historic masonry chimneys on Ansonborough and Harleston Village houses have wide, uneven stacks that standard store-bought flashing cannot wrap cleanly, so the gap gets sealed with mortar or mastic and cracks within a few summers. Skylights installed on 1980s and 1990s homes around James Island and Goose Creek sit on curbs that were step-flashed for shingles, not for the metal panels now covering the roof. Salt air eats fasteners and thin galvanized edges, and live oak debris holds moisture against the metal until the sealant gives up.

• Wind-driven rain from summer thunderstorms forces water uphill against chimney crickets and sidewall flashing.
• Historic brick chimneys settle and shift, opening a gap that no caulk bead can bridge for long.
• Salt air corrodes fasteners and thin galvanized flashing along the barrier islands and near the harbor.
• Live oak leaves and Spanish moss trap moisture in valleys and behind skylight curbs.
• Piazza roof-to-wall transitions on Charleston single houses collect water where the porch roof meets the main wall.

Every one of these failures shows up as a ceiling stain far from the actual opening, which is why we inspect the whole penetration assembly before we quote a repair.

Key info: A homeowner on Sullivan's Island called us about a stain above a second-floor window. The leak was not the window at all. It was a rusted skylight curb flange two rooms away, and the water had been traveling along a purlin for months.

Roofing permits and inspection requirements in Charleston vary by jurisdiction, and historic district or HOA design review can affect what flashing material and profile you are allowed to install. Confirm the current rules with the City of Charleston building department before work begins: City of Charleston official website.

How We Repair Flashing, Chimneys and Skylights on Charleston Roofs

We do not sub out the metal work. We measure the penetration on the roof, shear and brake the flashing in-house to match the actual chimney or curb dimensions, and install it with the correct laps and fastening pattern for the panel profile underneath. That matters on standing seam, where the flashing has to work with the seam height, and on 5V-crimp tin, where the ribs dictate where the pan sits. If the surrounding panels are tired, we will tell you, and we can fold that into a metal roof repair scope rather than patching over a bigger problem.

1. We inspect the roof and the attic side to find the true entry point, not just the stain.
2. We photograph the failed flashing and document the cause for your records and any insurance file.
3. We measure the chimney, curb or wall transition and fabricate new flashing in-house.
4. We remove the old sealant and failed metal, then clean and prep the substrate.
5. We install the new flashing with proper laps, backer and fasteners rated for the material.
6. We water-test the repair and check the interior before we leave.

Each step is documented so you know exactly what was replaced and why, which helps if you sell the house or file a claim later.

Key info: On a Wagener Terrace home with a crimped tin roof, the chimney flashing had been patched three times with roof cement. We pulled the old pan, bent a new one with a 6-inch back leg and a cricket, and the leak stopped. That is a two-day job, not a full re-roof.

Repair Approaches We Use

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

Most flashing repairs in Charleston start around $600 and climb from there based on access, height and how much metal has to be fabricated. A single skylight re-flash on a walkable ranch roof in Hanahan is at the low end. A chimney on a three-story South of Broad townhouse with a slate roof, limited ladder access and historic district review sits at the top. We quote from the roof, not from the driveway, because the scope changes once we see the substrate.

• Roof pitch and height drive labor more than the metal itself does.
• Chimney size and condition matter: a crumbling crown or bad mortar has to be addressed before flashing can seal.
• Panel profile affects fabrication time, especially standing seam and copper.
• Access limits (piazza roofs, tight lots, live oak canopy) add setup time.
• Emergency or storm-season calls carry a premium for scheduling.

Get two or three written estimates and compare scope, not just the bottom line. A quote that excludes fabrication or water testing is not the same job. Our full pricing overview breaks down how we build a number.

Flashing, Chimney & Skylight Repair Near Me: How to Vet a Contractor Near Charleston

Anyone can buy a tube of polyurethane and call it a flashing repair. The difference shows up two storm seasons later. Ask for the license and insurance certificate before anyone goes on your roof, and verify the policy is current, not just that a certificate exists. Ask for local references on homes similar to yours, particularly older masonry chimneys or metal roofs, and ask whether the contractor fabricates flashing or buys stock pieces. Confirm who pulls the permit if one is required, and check with your HOA or the historic district before you approve a material or color change.

• Confirm the contractor is licensed and insured, and request the certificate in writing.
• Get at least three estimates with itemized scope and material specs.
• Ask for references from Charleston-area jobs with similar roofs and penetrations.
• Verify permit responsibility and any historic district or HOA approval requirements.
• Ask whether flashing is fabricated in-house or sourced as a stock piece.

If a contractor will not put the scope in writing or cannot explain how the flashing will lap into the panel, keep looking. Reach us through the contact page and we will walk the roof with you before you commit to anything.

Flashing, Chimney & Skylight Repair in Charleston: Pricing Guide

Indicative pricing, the exact cost depends on square footage, finish, and site access. Free personalized estimate within 24h at (843) 804-4445.