Flashing, Chimney & Skylight Repair in Greeley, CO

Flashing, Chimney & Skylight Repair in Greeley: Where Front Range Roofs Actually Leak

Greeley sits at about 4,650 feet on the South Platte and Cache la Poudre rivers, in the heart of Weld County hail country. Late-1800s brick Victorians and Craftsman bungalows near Lincoln Park, 1950s-70s ranches across central and east Greeley, and the newer stucco subdivisions out toward Promontory and West Greeley all share the same weak point. Flashing, Chimney & Skylight Repair in Greeley is what stops water at the chimney, skylight, valley, dormer and wall transition before it reaches your ceiling. Our crew bends and installs flashing in-house for a precise, watertight fit on metal and shingle roofs alike. Hard freeze-thaw cycles, chinook-type wind gusts and intense high-altitude sun open joints year after year, and that is where the leaks start. If you are already chasing a stain on the drywall, start with our metal roof leak repair page and we will trace it back to the flashing.

Why Flashing Fails First on Greeley Roofs

Greeley runs a hard freeze-thaw cycle from November through March, and the sun angle here is brutal even in winter. Sealant beads crack, step flashing lifts a quarter inch, and the next spring thunderstorm pushes water straight under the shingles. On the older brick homes around downtown and the 1950s ranches east of 11th Avenue, the chimney flashing is usually the original 30-year-old galvanized steel, rusted through at the base. Skylight curbs from the 1980s and 90s are another repeat offender, especially where the curb was nailed rather than properly framed.

• Chimney flashing pulls away from brick as mortar joints spall in the freeze-thaw cycle.
• Skylight curbs leak where the old curb flashing was sealed with caulk instead of metal.
• Valley flashing rusts through on low-pitched ranch roofs that hold snow longer.
• Wind-driven hail dents and opens the laps on step flashing along sidewalls and dormers.
• Improperly lapped flashing at wall transitions lets water wick back under the panels.

Every one of these failures shows up as a ceiling stain weeks after the storm, not during it, which is why a visual inspection from the ground almost never finds the source.

Key info: A homeowner in the older blocks near Lincoln Park called us after two roofers re-caulked the same chimney three times. The real problem was the counter-flashing, which had never been cut into the brick mortar. We cut a new reglet, bent counter-flashing on site, and the leak stopped for good.

Roofing permits and inspection thresholds vary by jurisdiction in Weld County, so always confirm the current rules with the City of Greeley building department before any repair that involves structural or deck work.

How We Diagnose and Repair Flashing Around Greeley

We start with a water test and a hands-on inspection of every penetration, not just the one you called about. On a metal roof, we check the panel laps, the fastener grommets and the closure strips at the same time, because a flashing repair that ignores a backing-out screw will leak again by July. On shingle roofs we lift the courses around the chimney or skylight and inspect the underlayment before we bend any metal.

1. We walk the roof and photograph every penetration, valley and wall transition.
2. We water-test the chimney, skylight and suspect valleys to confirm the actual entry point.
3. We remove the failed flashing and any wet underlayment or rotted decking underneath it.
4. We bend new flashing on site to match the chimney, curb or wall profile exactly.
5. We cut counter-flashing into the masonry mortar and seal it mechanically, not with caulk alone.
6. We re-test with water before we close up, then clean the gutters and haul away debris.

That sequence is the same whether we are on a 1920s foursquare off 8th Avenue or a 2015 stone-coated steel roof in Johnstown, and it is why we do not quote a flashing repair without seeing the penetration.

Key info: A standing seam roof in Windsor had a skylight leak that two contractors blamed on the panels. The panels were fine. The curb flashing had been installed with the upper lap behind the lower one, so every hard rain ran backward into the curb. We rebuilt the curb flashing with the correct shingle-lap sequence and the leak was gone in one visit. See our standing seam metal roofing page for how we detail penetrations on that profile.

Flashing Repair Methods We Use on Greeley Roofs

Not every penetration calls for the same approach. A rusted step flashing on a 1950s ranch is a different job from a skylight curb on a new build, and the method has to match the roof material, the pitch and the masonry. Here is how we match the repair to the roof.

Whichever method fits, we document the repair with photos so you have a record for insurance or a future sale.

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

Most single-penetration flashing repairs in Greeley start at $600 and go up from there. That starting figure covers a straightforward step or counter-flashing replacement on an accessible chimney or wall. The price moves when the job involves a skylight curb rebuild, rotted decking, a steep pitch, or a chimney that needs masonry work before the flashing can go back on.

• Access matters: a chimney on a steep two-story roof takes longer than a ranch with a walkable pitch.
• Material matters: copper and specialty metal flashing cost more than galvanized or painted steel.
• Scope matters: one penetration is a repair, while three or four along the same wall is closer to a re-flash.
• Hidden damage matters: rotted decking or wet underlayment adds labor once we open the roof.
• Urgency matters: emergency tarping and after-hours calls carry a different rate than a scheduled repair.

Get two or three written estimates and make sure each one names the same penetration and the same method, or you are comparing apples to oranges.

For a fuller breakdown of what we charge across services, see our pricing overview, and call (970) 714-2774 to schedule a look at your specific roof.

Flashing, Chimney & Skylight Repair Near Me: How to Choose a Greeley Contractor

Greeley has plenty of roofers who will caulk a chimney and call it a repair. The ones worth hiring will get on the roof, water-test the penetration and show you photos of what they found. Use the same checklist you would use for any trade, and do not let a storm-chaser pressure you into a same-day contract after a hail event.

• Confirm the contractor is licensed and insured, and ask for a certificate of insurance before work starts.
• Get two or three written estimates that specify the method, the material and the warranty.
• Ask for local references from jobs in Greeley, Evans or Windsor you can actually call.
• Ask who pulls the permit if the repair involves decking or structural work, and confirm it with the city.
• Check HOA design rules before changing flashing color or profile on a visible roof plane.

If a contractor cannot answer those questions on the first call, keep looking. You can reach us through our contact page and we will walk you through the same questions on your own roof.

Flashing, Chimney & Skylight Repair in Greeley: Pricing Guide

Indicative pricing, the exact cost depends on square footage, finish, and site access. Free personalized estimate within 24h at (970) 714-2774.