Flashing, vent boot, and pipe boot repair.
Nine out of ten roof leaks start at a flashing or pipe boot, not in the field of the roofing material. Pipe boots last 10–15 years (the rubber gasket cracks). Step flashing at walls corrodes. Chimney saddles fail. The fix is targeted and precise — replace the failed detail without disturbing the rest of the roof.
What's included in this service?
- Pipe boot / plumbing vent boot replacement (the most common roof leak)
- Chimney flashing — step flashing, counter flashing, cricket, saddle
- Skylight flashing replacement and re-sealing
- Wall-to-roof step flashing (where a single-story roof meets a two-story wall)
- Valley metal replacement
- Roof-to-gutter and drip edge detail
- Dryer vent, bathroom vent, and range hood roof cap installation
- Plumbing stack flashing with upgraded long-life boot (EPDM or lead)
When do you need this service?
- Active leak traced to a specific penetration area
- Pipe boot showing visible cracks, tears, or daylight
- Rust staining on shingles or tile downhill from a flashing
- Chimney leaking during heavy rain
- Skylight with water spots on the interior trim
- Pre-purchase inspection flagged flashing issues
- Roof is 12+ years old and pipe boots haven not been replaced
What do homeowners ask about Flashing?
How much does flashing repair cost?
Pipe boot (most common leak): $245–$425 replaced. Chimney step and counter flashing: $685–$1,250 depending on size and complexity. Skylight flashing: $485–$850 without replacing the skylight itself. Full valley metal replacement (20 feet typical): $850–$1,450. Flat rate quoted before work.
What is a pipe boot and why does it fail?
A pipe boot (or 'vent boot') is the rubber or metal collar where a plumbing vent pipe exits your roof. The rubber gasket cracks from 10+ years of UV exposure and heat cycling. When it cracks, water runs down the vent pipe into your attic. Symptom: ceiling stain directly below a bathroom or kitchen. Cheap to replace, expensive to ignore.
My chimney leaks when it rains hard. What is the issue?
Most common: failing counter-flashing (the metal embedded in the chimney mortar that overlaps the step flashing). Mortar erodes, counter-flashing pulls free, water runs behind. Second most common: missing or undersized cricket (the small saddle structure uphill of the chimney that deflects water). We diagnose and repair both.
How long should flashing last?
Galvanized steel flashing: 15–25 years before corrosion. Lead flashing: 50+ years (premium). Aluminum: 20–30 years. Rubber pipe boots: 10–15 years, always the first flashing to fail on a 15-year-old roof. We prefer lead or heavy-gauge galvanized for new installs.
Can you upgrade standard pipe boots to lead?
Yes, and it is a common upgrade during roof replacement. Lead pipe boots last 50+ years vs. 10–15 for rubber. Cost is $45–$85 extra per pipe, and there are usually 4–8 pipes per house. The math pays off long-term — worth it.
Where do we offer Flashing in San Diego County?
We provide flashing in every city and community in San Diego County. Pick your city for local climate notes and service specifics.
See flashing in all 47 cities
Homeowners who hired us for this
Our 1990s Spanish tile roof was leaking in three spots. Instead of a full tear-off, Top Pro did a lift-and-relay with new underlayment and salvaged 90% of the original tiles. Crew was meticulous. Passed inspection on the first visit.
Got four quotes for a full tear-off and reroof. Top Pro was the only company that actually pulled up into the attic to check for rot before quoting. Found damage the others missed. Fair price. Crew was on time every day.
Live three blocks from the ocean. Salt killed our old shingle roof in 12 years. Top Pro installed stone-coated steel with stainless fasteners. Clean lines, clean job site, and they coordinated the HOA design review paperwork.
Need flashing in San Diego County?
Call for a free quote. Most work scheduled within the week.