Flashing, Chimney & Skylight Repair San Angelo

Flashing, Chimney & Skylight Repair in San Angelo

When you need Flashing, Chimney & Skylight Repair in San Angelo, the leak almost never starts where the stain shows up on your ceiling. It starts at a penetration: a chimney chase on a 1950s brick ranch home in Glenmore, a skylight curb on a stucco house off the southwest side, or the valley where two roof planes meet on a Santa Rita bungalow near Fort Concho. We fabricate and install metal flashing that sheds Concho Valley hail-season water the way it is supposed to, bent in-house to fit your actual masonry, not trimmed from a big-box piece that was never close to the right size. Caliche dust, triple-digit summers and UV that eats sealant all work against old flashing, and one hard spring supercell finishes the job. If you have a water stain spreading after the last storm, start with metal roof leak repair and we will trace it to the real entry point.

Why Flashing Fails First on San Angelo Roofs After Hail Season

San Angelo sits at about 1,900 feet on caliche and limestone along the Concho River, and the building stock is a mix of native limestone, brick and stucco. Every one of those materials moves at a different rate than the metal panel beside it, so the joint is where water gets in. Large spring hail pocks and loosens flashing aprons, UV bakes out the sealant under counter-flashing, and dry wind-driven dust packs the weep gaps. After a hail event, flashing, chimney and skylight calls are the number one leak source we see across Tom Green County.

Hail dents and lifts the step flashing along a brick chimney, opening a path for water behind the masonry.
Skylight curb sealant cracks under intense summer UV and lets water track down the frame into the attic.
Valley metal on low-pitched ranch roofs corrodes or pulls loose where two planes meet near Lakeview.
Counter-flashing on limestone and stone transitions separates as the masonry and the metal expand differently.
Old tar patches from past repairs hide the real failure and trap moisture against the panel.

We tear out the failed sealant and patch work, then rebuild the joint with bent metal that actually moves with your roof and your walls.

Key info: A homeowner in Santa Rita had a ceiling stain directly under a skylight that had been caulked three times. The water was entering at the uphill curb flashing and running sideways inside the frame. New bent curb flashing fixed it in one visit, no skylight replacement needed.

Permits for roof work vary by jurisdiction, so confirm the current rules with the City of San Angelo building department before any repair that touches structure: cosatx.us.

How We Repair Chimney and Skylight Flashing in San Angelo

We do not guess at a leak. We get on the roof, find the actual entry point, and build the repair around the material we find there, whether that is brick, native limestone, stucco or a standing seam panel. Every piece of flashing is bent in-house to the measurements of your chimney or curb, which is why the fit is tight and the seal lasts past the next hail season.

We inspect the penetration from the roof and the attic side to confirm where water is actually entering.
We remove the failed sealant, old tar patches and damaged flashing without tearing up sound panels.
We measure the chimney, curb or valley and bend new metal flashing to fit that exact profile.
We install the flashing with proper overlap, counter-flashing into the masonry and correct fastening.
We seal the joints with UV-rated sealant suited to West Texas sun, then water-test the repair.

If your roof has other storm damage from the same event, we document it while we are up there. See storm and wind damage repair for how that scope is handled.

Key info: On a metal-roofed barn outside Christoval, the chimney flashing had been sealed with silicone that failed within two summers. We replaced it with a bent metal apron and counter-flashing sized to the masonry, and the leak stopped for good.

Repair Approaches We Use for Flashing, Chimneys and Skylights

Not every leak calls for the same fix. A damaged step flashing on a brick chimney is a different job than a corroded valley on a low-pitch ranch roof, and we match the approach to the penetration and the roofing material around it.

Approach	Description	Best for
Custom bent chimney flashing	New step and counter-flashing fabricated to the exact masonry profile and installed with proper overlap.	Brick and limestone chimneys on older San Angelo homes
Skylight curb re-flash	Rebuild the curb flashing and seal with UV-rated materials rated for West Texas sun.	Leaking skylights on stucco and shingle roofs
Valley metal replacement	Remove corroded valley metal and install new formed valley with correct underlayment.	Low-pitched ranch roofs in Glenmore and Lakeview
Stone and brick transition flashing	Bent metal that accommodates differential movement between masonry and roof panel.	Native limestone and stone veneer walls
Sealant and fastener refresh	Replace failed sealant and corroded fasteners around penetrations before a leak starts.	Preventive work after hail season

We pick the approach that fixes the cause, not just the symptom you can see from the ground.

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

Most flashing repairs in San Angelo start around $600 and go up from there. That starting figure covers a straightforward re-flash of a single penetration, like a skylight curb or a chimney apron, with new bent metal and UV-rated sealant. The price moves with access, height, how much old material has to come off, and whether the repair is on a simple panel roof or a masonry chimney that needs custom counter-flashing.

Chimney work on a tall brick chase costs more than a flat skylight curb because of the fabrication and the time on the roof. Valley metal replacement on a low-pitch ranch roof is a bigger scope than a single step-flashing repair. We give you a written price after we see the roof, and we tell you plainly if a repair is not worth doing and replacement makes more sense. For the full range of what we charge, see our pricing overview.

Get two or three estimates on any flashing job. A contractor who will not get on the roof and show you the failure point is guessing, and you will pay for that guess twice.

Flashing, Chimney & Skylight Repair Near Me: Hiring a Contractor Near San Angelo

Hiring for a leak repair is different from hiring for a full roof. You want someone who will diagnose before quoting, who carries insurance, and who will put the scope in writing. Ask for the license and insurance certificate, and call the references on similar homes, not just new construction. Confirm who pulls any permit the work requires, and check HOA or historic district rules if your home is in a protected area near downtown. When you are ready, reach us through our contact page and we will schedule a look at the roof.

Key info: If your home is in a historic district or under HOA design review, tell us up front so the flashing material and finish match what is already approved.

We serve San Angelo and the surrounding Concho Valley, including Grape Creek, Carlsbad, Christoval and Miles. One call to (325) 468-8736 gets a roofer on your leak.

Flashing, Chimney & Skylight Repair in San Angelo: Pricing Guide

Service	Price	Details
Skylight curb re-flash	Starting at $600	Includes removal of failed sealant, new bent curb flashing and UV-rated sealant; height and access move the price.
Chimney flashing repair	Starting at $750	Covers step and counter-flashing on a standard brick chase; tall or complex masonry adds fabrication time.
Valley metal replacement	Starting at $900	Includes new formed valley metal and underlayment; roof pitch and panel type affect the scope.
Multiple penetration package	On estimate	Several chimneys, skylights or valleys on one roof need an on-site look before we quote a combined price.
Travel	Included	In San Angelo and surrounding areas, no separate call-out or mileage fee.
Estimate	Free	Response within 24h at (325) 468-8736, no obligation to book.

Indicative pricing, the exact cost depends on square footage, finish, and site access. Free personalized estimate within 24h at (325) 468-8736.

Flashing, Chimney & Skylight Repair: service areas

📍 San Angelo 📍 Grape Creek 📍 Carlsbad 📍 Christoval 📍 Miles 📍 Mertzon 📍 Rowena 📍 Paint Rock 📍 Robert Lee 📍 Bronte 📍 Ballinger 📍 Eden 📍 Eldorado 📍 Sterling City 📍 Winters 📍 Menard

Frequently asked questions: Flashing, Chimney & Skylight Repair in San Angelo

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

Most repairs start around $600 for a single skylight curb or chimney apron with new bent metal and UV-rated sealant. Chimney work on a tall brick chase typically runs higher because of fabrication and roof time. Valley metal replacement on a low-pitch ranch roof is a larger scope. We give a written price after inspecting the roof, so you know the number before any work starts.

How do I know if my chimney flashing is leaking in San Angelo?

Look for water stains on the ceiling near the chimney, rust streaks on the chase, or dampness in the attic after hard rain. In San Angelo the giveaway is often a stain that shows up a day or two after a spring storm, not during it, because water tracks along the framing before it drips. If you see any of these, get on the roof and check the flashing before the next hail event.

What causes skylight leaks in San Angelo homes?

The dominant cause here is UV breakdown of the sealant around the curb, followed by hail denting or lifting the flashing. Triple-digit summers bake sealant until it cracks, and dry wind-driven dust packs the weep gaps. Re-flashing the curb with new bent metal and UV-rated sealant solves it; recaulking over the old failure usually does not.

How long does a flashing repair take?

A single skylight curb or chimney apron is usually a half-day job, including diagnosis and water testing. Valley metal replacement or a multi-penetration repair on a larger home can take a full day. We tell you the expected time when we quote, and we do not leave a penetration open overnight.

Do I need a permit for flashing or chimney repair in San Angelo?

Permit rules vary by jurisdiction and by the scope of work, so confirm with the City of San Angelo building department before the job. A like-for-like flashing repair often does not require one, while work that touches structure may. We can tell you what we have seen on similar jobs, but the building department is the authority.

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

Flashing repair targets the metal at a penetration, like a chimney, skylight or valley, where water enters. A full roof repair addresses damaged panels or shingles across the field of the roof. Many San Angelo leaks that look like roof failures are actually flashing failures, which is why we diagnose before quoting.

What is the best time of year for flashing repair in San Angelo?

Late spring through early summer is the busiest time because large hail from spring supercells is what damages flashing and starts most leaks here. The best window for preventive work is late fall, after storm season and before the occasional winter dusting. Any active leak should be handled immediately regardless of season, since summer heat and rain will make it worse.

Do you handle emergency flashing leaks in San Angelo?

Yes. If water is coming in through a chimney or skylight, call (325) 468-8736 and we will get out to stop the entry as quickly as we can, often the same day. We can make a temporary watertight fix and return to do the permanent bent-metal repair once conditions allow.

Is the estimate really free and no-obligation?

Yes. We inspect the roof, find the failure point, and give you a written price at no cost. You are not obligated to book, and we do not pressure you into the work. If the repair is not worth doing, we will say so and explain the alternative.

Are you licensed and insured for flashing repair in San Angelo?

That coverage matters on roof work, especially on a tall chimney or a steep panel roof. Ask any contractor you consider for the same documentation.