Flashing, Chimney & Skylight Repair in Reno, NV · Metal Roofing Alliance Member

Flashing, chimney and skylight repair in Reno is the work that stops the leak most local roofs eventually develop: the metal collar, pan and counter-flashing where a chimney, skylight, valley or wall meets the roof plane. At 4,500 feet in the Truckee Meadows, snow piles against those transitions for weeks, then melts during a sunny January thaw and finds every failed seal. We are a Metal Roofing Alliance member working Reno roofs since 2009, and we bend our own flashing in-house so the fit is exact, not a caulk-and-pray patch. If your ceiling has a brown ring after a storm, start with our metal roof leak repair page and then let us trace it to the actual penetration.

Why Flashing Fails First on Reno Roofs When Snow Sits and Melts

Reno gets real winter snow followed by intense high-desert sun, and that freeze-thaw cycle works flashing harder than any other part of the roof. Snow backs up against a chimney on a steep Incline Village roof or a low-slope ranch house in the North Valleys, meltwater sits behind the metal, refreezes overnight, and pries the seams open season after season. Add the Washoe Zephyr winds driving rain sideways and the UV that cooks old sealant to a brittle crust, and the penetration points give out long before the field of the roof does.

• Chimney counter-flashing pulls away from masonry as the two materials expand at different rates in the afternoon sun.
• Skylight curbs crack at the sealant line, and the leak shows up on the ceiling six feet away from the actual gap.
• Valley flashing traps pine needles and cottonwood debris, so water backs up under the panels instead of draining.
• Wall and sidewall transitions lose their step flashing when snow creep pushes the lower courses out of alignment.
• Old tar patches from previous owners hide rot in the sheathing until the flashing is finally removed.

Every one of these failures is repairable, and catching them before the sheathing rots keeps the job small.

Key info: A 1990s stucco two-story in Somersett with a skylight over the stairwell is the classic Reno call. The homeowner sees a stain after the first big melt, and the actual gap is a hairline crack in the curb flashing that has been opening for three winters.

Washoe County and City of Reno building departments publish their own permit and inspection requirements for roof work, and those rules should always be verified with the jurisdiction before a job starts. You can review the county's permit information at Washoe County Building Department.

How We Trace and Rebuild a Leak at a Chimney or Skylight in Reno

We do not start by smearing sealant. We start by finding where the water actually enters, because a leak at a chimney in Old Southwest Reno can travel along a rafter and drip into a hallway two rooms away. The work follows a fixed sequence, and we show you photos at each stage so you can see what failed and what we replaced.

1. We inspect the roof from the deck and, when needed, from inside the attic to follow the water trail to the true entry point.
2. We remove the old flashing, sealant and any damaged panel or shingle around the penetration.
3. We cut and bend new flashing on site to match the chimney, curb or wall exactly, in the correct metal for the roof.
4. We rebuild the layers in the right order, with the upper piece always overlapping the lower so water sheds outward.
5. We fasten with compatible screws and seal only where the system calls for it, not as a substitute for proper layering.
6. We water-test the repair and check the attic side before we call it done.

That sequence is what separates a repair that lasts from one that shows up again next spring.

Local example: On a steep Mount Rose Highway cabin, snow slides fast and shears the uphill side of a skylight curb. We rebuilt the curb with a taller back pan and heavier gauge, then matched it to the existing panels so the fix reads as original. Homeowners in that corridor can see our Washoe Valley service page for how we handle snow-country roofs.

Flashing Repair Methods We Use on Reno Metal Roofs

The right method depends on the roof profile, the penetration, and how much snow load the location sees. Here is how we match the approach to the job.

We choose the method after we see the roof, not before, because the cheapest fix is the one that does not need a second visit.

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

Most single-penetration flashing repairs in Reno start at From $600, and that figure covers the common case: one chimney or skylight, accessible roof, straightforward removal and rebuild of the flashing. The price moves up with the height and pitch of the roof, how much snow-country access is involved, whether the sheathing underneath is rotten, and whether the repair needs a custom-bent piece in copper or a color-matched steel. A steep Incline Village roof with a skylight curb rebuild sits at the top of the range; a simple wall transition on a Sparks ranch house sits near the bottom.

We price the job after we see it, and we tell you plainly when a repair is not worth doing and the penetration needs a different solution. Getting two or three estimates is smart, and it helps to ask each contractor whether the quote includes the attic-side check and a water test. Our full pricing overview explains how we build a number.

Hiring a Metal Roofing Contractor Near Me in Reno: What to Check

The flashing trade rewards experience and punishes shortcuts, so the contractor you pick matters as much as the price. Ask direct questions and expect direct answers before anyone gets on your roof.

• Confirm the contractor is licensed and carries liability and workers' compensation insurance, and ask for a certificate.
• Get two or three written estimates that describe the flashing method, not just a total.
• Ask for local references on metal roofs with chimneys or skylights, and call them.
• Find out who pulls the permit if the jurisdiction requires one, and whether inspections are included.
• Check HOA and historic district design rules before any visible metal or color change, especially in older Reno neighborhoods.

If a contractor cannot answer those questions clearly, keep looking. You can reach us through our contact page to schedule a free estimate at (775) 993-7431.

Flashing, Chimney & Skylight Repair in Reno: Pricing Guide

Indicative pricing, the exact cost depends on square footage, finish, and site access. Free personalized estimate within 24h at (775) 993-7431.