Chimney Flashing Repair & Replacement for Pompano Beach Roofs
Where the stack breaks through the roof plane, two layers of metal do all the work. We repair, reset, and rebuild that seam so driven rain stays outside.
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Every chimney crosses the roof somewhere, and that crossing is sealed by flashing, thin metal, layered in a specific order, doing a job caulk never can. The lower layer, called step flashing, interleaves with the shingle or tile courses so runoff keeps moving down the roof plane. The upper layer, the counter-flashing, sits in a groove cut into the masonry, the reglet, and hangs over the step pieces like a hood. Rain gets shed only while both layers hold their geometry. Once wind lifts an edge, salt opens a pinhole, or the reglet joint lets go, water slips behind the metal and goes to work on the framing below.
Broward roofs get replaced often, hurricanes and aging shingles see to that, and re-roofing is where most flashing problems are born. It's common to find brand-new shingles laced around twenty-year-old step flashing, or fresh counter-flashing glued flat to the brick because nobody wanted to cut a reglet. Those shortcuts hold for a couple of wet seasons, then quit. Our repairs go the other way: we cut the groove, seat the metal into the masonry, weave new step pieces course by course, and strip out any tar patches standing in for real metal. The quote for that work is written, free, and priced before we start.
What the Work Involves
Salt, Sun, and Wind: What Pompano Beach Does to Flashing
Galvanized steel and ocean air are a bad match. The zinc coating that protects flashing inland gets consumed quickly within reach of salt spray, and in Pompano Beach that reach extends well past the barrier island, the sea breeze carries salt across the Intracoastal and into the neighborhoods beyond. Once the zinc is gone, rust eats the sheet from the surface down, and the failure concentrates exactly where water runs hardest. On homes east of Federal Highway we treat marine-grade metal as the default, not the upgrade: aluminum, stainless, or copper, matched to the roof and fastened to resist the same corrosion.
Wind is the other local force. A gust that finds a raised flashing edge applies leverage no fastener was sized to resist, and one June storm can undo a seam that survived a decade of ordinary weather. Between storms, the roof itself works the metal: surface temperatures swing enormously between a scorching afternoon and a sudden downpour, and thousands of those expansion cycles gradually work fasteners loose and open hairline gaps at the sealant line. This is why we check the flashing's mechanical attachment, not just its appearance, every time we evaluate a leak near a Pompano Beach roofline.
What Your Visit Covers
Step flashing replacement
Old or corroded step pieces come out and new metal goes in, one roofing course at a time, lapped so gravity does the sealing.
Counter-flashing and reglet work
We cut a clean groove into the mortar joint, seat the counter-flashing inside it, and lock the top edge with weather-rated sealant.
Cricket and saddle construction
Wide chimneys on the uphill side of a roof get a peaked diverter that splits runoff around the stack instead of letting it dam against the masonry.
Tar and mastic removal
Roofing-cement patches are stripped off and the transition rebuilt in metal, since smeared tar only delays the leak while hiding the damage.
Corrosion-resistant metal upgrades
Galvanized flashing near the water is replaced with aluminum, stainless, or copper selected for salt exposure.
Re-roof flashing correction
When a recent roof job reused tired flashing or face-glued the counter layer, we redo the details the way the metal was meant to be installed.
Warning Signs to Watch
- Ceiling stains hugging the chimney's outline that show during windy rain, not gentle showers.
- Metal visibly lifting, wrinkled, or pulled away from the masonry at the roofline.
- Rust streaks on shingles or tile directly below the chimney.
- A caulk line at the brick that has cracked, curled, or gone chalky in the sun.
- Black roofing cement slathered around the base of the stack by a previous owner or roofer.
- New roof, new leak, water appearing at the chimney within a season or two of a re-roof.
What to Expect
Seam evaluation
We check both flashing layers, the reglet joint, the surrounding courses, and the fasteners, and confirm the entry sits at the roofline rather than higher on the stack.
Free written quote
The quote spells out which layer failed, what metal replaces it, and the price, fixed upfront with no hidden fees.
Rebuild the layers
Step and counter-flashing go in with correct sequence and overlap, seated into the masonry, sealed at the top edge only, where sealant belongs.
Storm-angle check
We finish by sighting the assembly against the wind directions that drive rain here, confirming coverage before we climb down.
Ready for honest chimney flashing repair help?
Free written quotes · Same-day service available · No hidden fees
Fix the Flashing Now, or Fold It Into the Re-Roof?
Chimney flashing repair comes in three sizes, and the right one depends on the roof around the chimney as much as on the metal. The smallest is resetting and resealing the counter-flashing where it meets the masonry. The middle option replaces the flashing set around the chimney and leaves the rest of the roof alone. The largest folds the flashing into a planned re-roof. Each is correct on some houses and wasteful on others, so the useful question is which one matches the age and condition of your roof.
If the roof is fairly new and sound, fix the flashing now and fully, because waiting only lets water reach the deck and framing. If the roof is close to needing replacement, a full flashing replacement today may be torn out again at the re-roof, so a short-term repair that keeps water out until then can be the smarter spend. The deciding facts are the roof's age, whether a replacement is already scheduled, and whether hurricane season falls in between. June through November is a poor stretch to be relying on a temporary patch.
Mortar condition narrows the choice too. Counter-flashing only holds when it is set into mortar solid enough to grip it. If the joints around the chimney at roof level are crumbling, new metal has nothing to anchor into, and repointing those joints has to come first. When the step flashing under the roofing is rusted along its length, resealing the top layer alone will not last, because water is already getting past the lower layer. Lifting a course or two of roofing at the chimney usually shows which case you have.
When a re-roof is coming, the flashing turns out best if the roofer and whoever handles the chimney agree ahead of time on who installs what, so no old metal gets reused by default. We are glad to coordinate with your roofer, and the free written estimate explains which of the three options we recommend and why. With an active leak, ask about a same-day visit when you phone (954) 335-7617.
More Questions
Should I fix chimney flashing now or wait until I replace the roof?
If the roof has years left in it, fix the flashing now and do it fully. If a re-roof is already planned for the coming months, a short-term repair that keeps water out until then usually makes more sense than new flashing that will be pulled off. Try not to carry a temporary patch through hurricane season.
Can loose chimney flashing be reset, or does it all have to be replaced?
If the step flashing under the roofing is intact and the counter-flashing has only pulled out of its groove, resetting and resealing the counter-flashing is a genuine repair. If the metal is rusted through or the lower layer is failing, resetting the top layer only buys time. A look at the lower layer settles which case applies to your roof.
Do you do chimney flashing repair in Fort Lauderdale and Lauderdale-by-the-Sea?
Both are on our regular service list, along with Pompano Beach, Lighthouse Point and Wilton Manors. If you are already talking to a roofer, mention it when you call: whether a re-roof is on the calendar changes which of the three flashing options makes sense, and we can plan the work around the roofer's schedule. The estimate is free and in writing.
Frequently Asked Questions
Step flashing, counter-flashing. What do the two layers actually do?
Step flashing is the lower layer, small metal pieces interleaved with each course of roofing so water keeps moving down the roof. Counter-flashing is the upper layer, set into a groove in the masonry and lapped over the step pieces from above. The system works on gravity and overlap; when either layer loses its position, the seam leaks.
Can you fix the flashing without replacing my roof?
Yes. Flashing work happens at the chimney, not across the whole roof, we free only the courses that engage the step pieces and reset the counter-flashing into its groove. Unless the decking beneath has rotted, the rest of the roof stays untouched.
We re-roofed recently and now the chimney leaks. Coincidence?
Probably not. Reused step flashing and counter-flashing glued flat against the brick are the two most common shortcuts we find after re-roofs, and both give out after a couple of soggy summers. We rebuild the details correctly and work around the new roofing without disturbing the rest of it.
Is caulk an acceptable flashing repair?
As a stopgap before a storm, it has a place. As the repair itself, no: South Florida sun breaks sealant down within a few summers, and the water returns, usually with rot as a bonus. Metal in the right layered order is the fix; sealant only finishes the top edge.
Which flashing metal lasts longest near salt water?
Aluminum, stainless steel, and copper all handle salt exposure well; plain galvanized steel does not last near the beach. The best pick depends on the roof material and the look you're after. We spell out the metal and gauge in the written quote so you know exactly what's going on the roof.
My roof is barrel tile. Does that change the flashing work?
It changes the method, not the principle. Tile roofs use pan and cover details at the chimney rather than shingle-style step pieces, and the tiles themselves have to be lifted and relaid without cracking. We handle both tile and shingle transitions and quote them accordingly.
Could the crown or cap be the real leak instead of the flashing?
Pattern is the giveaway. Flashing leaks show at ceiling level right beside the stack and act up when rain blows sideways; crown and cap trouble tends to surface down in the flue or at the firebox before anywhere else. We check the entire stack before quoting, so the repair lands on the confirmed entry.
Will new flashing look out of place on my roof?
It shouldn't. Metal comes in finishes that sit quietly against shingle, tile, or metal roofing, and copper weathers to a muted brown within months. If appearance matters on a visible elevation, tell us, we'll go through the options in the quote.
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Local to the Inlet, Street by Street
Whether the address is in Palm Aire, Cresthaven, Pompano Beach Highlands or Kendall Green, the chimney flashing repair estimate is written on site by the person who comes out, before any work starts.
Chimney Flashing Repair Around Pompano Beach
Chimney Flashing Repair in Pompano Beach: the Local Picture
Ask why coastal chimney work is different and the answer is arithmetic: ordinary steel that would last a generation inland surrenders in a handful of years beside the Atlantic. In Pompano Beach, that arithmetic touches everything: the cap's alloy, the fastener spec, the sealant on every flashing lap. The environment writes the standard here. Our job is refusing to build below it. When we quote chimney flashing repair in Pompano Beach, this is the first thing the estimate weighs.
Condo and townhome buildings near the beach mostly run factory-built fireplaces inside framed, stucco-clad chases: light, efficient, and utterly dependent on their chase covers to keep water out. Salt air shortens that cover's life dramatically in Pompano Beach. If yours is original to the building, it has earned an evaluation. That local context is why chimney flashing repair in Pompano Beach rarely looks like the textbook version.
Hurricane season keeps its own schedule and doesn't consult yours. The smart window for chimney flashing repair is before the first system spins up, and Pompano Beach calendars fill quickly once the forecasts turn interesting. Call while it's quiet.
Scope, Roof Type, and Who Should Be Doing the Work
Flashing quotes vary enormously and the reason is almost always scope rather than price per hour. Doing it properly means two overlapping layers, step under the roofing and counter-flashing cut into a mortar joint above it. Doing it quickly means sealant across the junction. Both get called flashing repair.
Roof type decides who should hold the job. On barrel tile the flashing has to weave through the pans, which means tile comes up and goes back, and that is roofing scope sitting alongside masonry scope. A quote that does not mention the tile has not planned to lift it.
Whether the coastal material rules apply to your address is written down rather than negotiable. Florida Statute 161.54 draws the coastal building zone from the seasonal high-water line to 1,500 feet landward of the control line, and on a coastal barrier island s. 161.55(4) extends it to 5,000 feet landward of the line or the whole island, whichever is less.
One useful thing to tell whoever quotes: which direction the rain was coming from when you saw water. Flashing failures are directional, and that single detail narrows the search more than a photograph does.
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