Chimney flashing repair

Chimney Flashing Repair in Indianapolis, IN

Most chimney leaks come from the flashing, not the shingles. We find the real source, rebuild the flashing correctly and tell you honestly if the masonry needs a mason.

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The short answer: If your roof has years left and the damage is in one area, repair it. If shingles are failing across the roof or the same leaks keep returning, a replacement saves money over time. We tell you which one applies, with photos.

Chimney flashing repair in Indianapolis

The chimney is one of the most common places for a roof to leak, and it is almost never the shingles that fail. The problem is the joint where roof meets masonry: a line of metal flashing and sealant that must keep water out through every freeze, thaw, windstorm and summer baking. When it fails, water runs into the attic, down the chimney chase and into ceilings and walls, often long after the roof surface looks fine.

R&R Roofing repairs and replaces chimney flashing on homes across Indianapolis and Marion County. We trace the real source of the leak, rebuild the flashing correctly and tell you honestly if the problem is the flashing, the masonry or something else.

Chimney flashing is the layered metal system that seals the joint between a chimney and the roof. It usually includes base (step) flashing woven into the shingles, counterflashing set into the masonry, and a cricket or saddle on the uphill side of wider chimneys. Leaks happen when the metal rusts, separates from the brick or was sealed with roofing cement instead of being properly installed.

How chimney flashing works

Good chimney flashing is a system, not a single strip of metal. Each part has a job:

Step flashing

Step flashing consists of individual L-shaped pieces of metal installed in steps along the sides of the chimney. Each piece overlaps the one below and is woven under a course of shingles, so water that gets past the shingle is guided back out onto the roof surface.

Apron (front) flashing

The apron is a single piece along the downhill face of the chimney. It laps over the shingles below and rises up the masonry so water running down the face of the chimney is directed onto the roof.

Counterflashing (cap flashing)

Counterflashing is a second layer of metal that is set into the mortar joints or into a cut groove in the brick, called a reglet, and hangs down over the base flashing. It is what actually seals the top edge of the flashing system, and it allows the roof and chimney to move slightly without breaking the seal.

Back flashing, cricket or saddle

On the uphill side of the chimney, water collects and can pool. A cricket or saddle is a small peaked structure that splits the flow and sends water around the chimney. Model residential building codes generally call for a cricket on chimneys wider than 30 inches, measured across the slope, and wider masonry chimneys on older homes are common in Indianapolis. A properly flashed cricket is one of the best protections against chimney leaks.

Why chimney flashing fails

Roofing cement used as a shortcut. Tar-like sealant looks like a repair but dries, cracks and shrinks within a few seasons. Flashing that depends on caulk instead of overlap and integration is a leak waiting to happen.
Rust and corrosion. Galvanized steel flashing can rust, especially where it is scratched or has stood for decades.
Masonry movement and crumbling mortar. Chimneys move with temperature changes, and deteriorating mortar joints can release counterflashing.
Freeze-thaw cycles. Water in small gaps freezes, expands and widens them. Indianapolis winters give this plenty of opportunities, and the city averages about 25.5 inches of snow a year according to National Weather Service normals.
Missing or undersized cricket. Without a cricket, water pools behind the chimney, which strains the flashing and the roof surface.
Wind and storm damage. High winds and falling limbs can bend or lift flashing.
Poor original installation. Flashing that was never woven into the shingles or properly set into the masonry fails early.
Chimney cap and crown problems. A cracked crown or missing cap lets water in from above, which can look like a flashing leak.

Signs your chimney flashing needs repair

Water stains on the ceiling or wall near the chimney, or in the attic around it
Dark streaks or damp areas on the chimney chase inside the house
Visible rust, gaps, bent edges or lifted flashing around the base of the chimney
Cracked, crumbling or missing roofing cement along the joint
Daylight or moisture where the chimney meets the roof when viewed from the attic
Leaks that appear only during heavy, wind-driven rain
Peeling paint or wallpaper on walls next to the chimney
Missing mortar or loose bricks near the roofline

If you notice any of these, call for a roof inspection. Chimney leaks get worse over time and can soak insulation and framing before you see the damage inside.

Chimney flashing repair or replacement: how we decide

A small gap in good flashing can sometimes be repaired. More often, the right fix is to reflash the chimney, which means removing the old flashing and installing new step flashing, apron flashing, counterflashing and, when needed, a cricket. We recommend replacement when:

The flashing is rusted, bent or separated in more than one spot
Roofing cement is the main thing holding it together
The shingles around the chimney need replacing anyway
The chimney lacks a cricket and is wide enough to need one
Previous patch repairs have failed

We will explain the options and show you photographs of what we find.

How we repair chimney flashing

Inspection. We examine the flashing, mortar, crown, cap and surrounding shingles from the roof, and the attic and ceiling from below where accessible.
Written estimate. You receive a clear scope, materials and price. Indiana law requires a written contract for residential work over 150 dollars signed by both sides.
Remove old flashing and failed sealant. We take off the existing flashing down to sound materials and inspect the decking and masonry for damage.
Repair the deck and underlayment. Any rotted decking is replaced and water barrier is installed around the chimney.
Install step and apron flashing. Each piece is woven into the shingles and overlapped correctly so water is always guided outward.
Install counterflashing. We cut a reglet into the mortar joint or use surface-mount methods where appropriate, set the counterflashing and seal it with proper sealant.
Build or flash a cricket if needed. The uphill side is framed and flashed to split water around the chimney.
Test and clean up. We check the work, remove debris and walk you through the finished chimney.

Materials: aluminum, galvanized, copper and lead-coated

Flashing materials differ in cost and longevity. Aluminum is lightweight and common, but it can be damaged by direct contact with fresh mortar unless it is coated. Galvanized steel is strong and affordable but can rust over time. Copper and lead-coated copper last a very long time and suit historic homes, but cost more. We match the material to your home, your budget and the existing roof, and we avoid mixing dissimilar metals that can corrode each other.

Roofer or mason? What each one fixes

Chimney leaks sometimes involve both trades. A roofer handles the flashing, the shingles and the cricket. A mason handles the brick, the mortar joints (tuckpointing), the chimney crown, the cap and any structural repair. If the flashing is sound but bricks are crumbling or the crown is cracked, water may enter through the masonry itself, and flashing repair alone will not stop it. We will tell you what we see and, when needed, recommend a qualified chimney or masonry professional. If a chimney is leaning, severely cracked or shedding bricks, treat it as a safety issue and get it evaluated promptly.

Chimney flashing leaks versus other leaks

A stain near the chimney does not always come from the chimney. Condensation inside an uninsulated chimney chase, a nearby vent boot or a leak further upslope can produce similar signs. We trace the source before repairing anything, with an attic inspection and, when needed, controlled water testing. See roof leak repair in Indianapolis for how we find hard-to-locate leaks.

Chimney flashing repair costs

Cost depends on the size of the chimney, whether it has a cricket, the roof pitch and height, the flashing material, the condition of the masonry and the roof, and whether the shingles around it need replacement. We do not publish a flat price because no responsible roofer can quote a chimney leak without seeing it. This Old House reports that Indianapolis homeowners pay around 931 dollars on average for roof repairs, and chimney flashing work often falls within the repair category, though a full reflash with a new cricket costs more than a simple repair. We provide written estimates after an inspection. See our roof repair page for what changes the price.

Insurance and chimney leaks

Whether insurance covers a chimney leak depends on the cause. Sudden damage from wind or a storm, such as flashing torn off by high winds, may be covered. Leaks from age, corrosion or neglected maintenance usually are not. The Indiana Department of Insurance advises photographing damage before temporary repairs, keeping receipts, filing promptly and avoiding permanent repairs before the insurer inspects. Our roof insurance claim guide explains the process.

Chimney flashing repair across Indianapolis

Many older homes in Irvington, Fountain Square, Garfield Park, Meridian-Kessler, Butler-Tarkington and Broad Ripple have large masonry chimneys, and some have more than one. We also work in Castleton, Wanamaker and Warren Park, plus Lawrence, Speedway, Beech Grove and Southport. ZIP codes we serve include 46201, 46203, 46205, 46208, 46218, 46219, 46220, 46224, 46226, 46227 and 46237. If your home is in a historic district, check with the Indianapolis Historic Preservation Commission before changing visible chimney materials.

Preventing chimney leaks

Have the chimney and flashing inspected once a year and after major storms. Keep the chimney cap and crown in good repair. Trim branches that rub the roof near the chimney. Replace failing mortar before it releases flashing. Keep gutters near the chimney clear so water does not back up. And avoid patching with roofing cement, since it hides the real problem and shortens the life of the repair.

What to do while you wait for a chimney repair

If you see water coming in near the chimney, protect the room first: move furniture, place a bucket and put plastic over anything you cannot move. Take dated photos of the stain and, if it is safe, of the attic near the chimney. Do not climb onto the roof, and do not seal the joint with a tube of caulk from the hardware store, which can trap moisture and make the proper repair harder. If rain is coming and water is already entering, call us for emergency roof repair so we can place temporary protection. Keep every receipt, in case the leak turns out to be related to a covered storm event. Then schedule an inspection so the real source is found before the next heavy rain or the next freeze-thaw cycle, because chimney leaks rarely fix themselves and nearly always grow.

Questions to ask a roofer about your chimney

Ask whether the quote includes new step flashing, apron flashing and counterflashing, or only sealant. Ask how the counterflashing will be attached to the masonry and how that joint will be sealed. Ask whether a cricket is needed and how it will be flashed. Ask what material the flashing will be and why. Ask whether the surrounding shingles will be replaced, and what the workmanship warranty covers. A roofer who can answer each of these clearly has done the work before. See our guide on how to choose a roofer in Indianapolis for the full list of questions.

Chimney flashing questions, answered

Why does my chimney leak when it rains?

The most common cause is failed flashing at the joint between the chimney and the roof. Other causes are cracked mortar, a damaged crown or cap, or a missing cricket that lets water pool behind the chimney.

How much does chimney flashing repair cost in Indianapolis?

It depends on chimney size, roof pitch, flashing material, whether a cricket is needed and the condition of the masonry. This Old House reports about 931 dollars as the average Indianapolis roof repair, and a full reflash costs more. We give a written estimate after inspection.

Can I fix chimney flashing with roofing cement or caulk?

It can slow a leak briefly, but sealant dries and cracks within a few seasons. A lasting repair uses properly overlapped metal flashing, counterflashing set into the masonry and, where needed, a cricket.

What is the difference between step flashing and counterflashing?

Step flashing is woven into the shingles along the sides of the chimney. Counterflashing is set into the masonry and hangs over the step flashing to seal the top edge. Together they make a watertight, flexible joint.

Does my chimney need a cricket?

Model residential codes generally call for a cricket on chimneys wider than 30 inches measured across the roof slope. A cricket splits water around the chimney and prevents pooling, so we often recommend one on wide chimneys.

How long does chimney flashing last?

It depends on material and installation. Aluminum and galvanized steel typically last many years, and copper can last much longer. Failure is usually caused by sealant dependence, rust or masonry movement.

Is it a roofer or a mason who fixes a leaking chimney?

A roofer fixes flashing, shingles and crickets. A mason fixes bricks, mortar joints, the crown and the cap. Some leaks need both, and we will tell you which trade the problem belongs to.

How long does a chimney flashing repair take?

Many repairs are completed in one day. A full reflash with a new cricket or masonry work may take longer, and weather can affect scheduling.

Will insurance pay for chimney flashing repair?

Possibly, if the damage came from a covered event such as a windstorm. Leaks from age or lack of maintenance are usually not covered. Document the damage and read your policy.

How do I know the leak is from the chimney?

Stains near the chimney, moisture in the attic around it and leaks during wind-driven rain are clues. An inspection and, if needed, water testing confirm the source before repairs.

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R&R Roofing

Roofing contractor serving Indianapolis, Indiana and the surrounding suburbs.

(317) 555-0142
123 Main Street, Indianapolis, IN 46204
License #RR-2019-4821, fully insured