To start things off, if you hired a roofing company that went above and beyond to make sure every nail is fastened, every gap is soldered, and every seam overlaps and is tight, you can likely stop here because they went the extra mile and you probably don’t need to replace any flashings.
When fabricated and installed properly, roof flashing should last longer than your roof and could out live your life in your home.
Conversely, a poorly installed flashing will absolutely compromise the integrity of the roof and your home.
In Denver’s Northwest suburbs, this is the #1 cause of roof leaks that are not storm related.
The reality is, you shouldn’t have to worry about things like your roof flashing leaking, but between the elements in Colorado, time, and install or repair quality, things can go awry.
Taking the time to fabricate and install flashing right the first time, saves money and massive headaches for homeowners.
So what exactly is roof flashing?
What is Roof Flashing?
Flashing can be a few materials, metal or a long-lasting material like rubber.
Caulk alone is not a flashing.
Roofs require flashing to weatherproof any vulnerable areas where penetration from the elements can occur.
Typically these are places where water finds a path, but can include wind and debris.
Areas where you can find flashing include:
- Pipe vents
- Walls
- Skylights
- Chimneys
- Valleys
- Eaves, and rakes
Flashings are arguably the most important component of a roof.
They can also be the most vulnerable if the flashing is not installed with great attention to detail.
And when they are not installed correctly, leaks will occur.
Flashings made from 26-gauge or thicker sheet metal are superior to thinner metals and lighter gauge material.
Each piece of the flashing should be custom fabricated for the situation. There are very few scenarios where each piece is plug and play or stock.
It’s imperative that every piece of flashing overlaps and directs water to the appropriate place, typically toward gutters.
Some common types of roof flashing include:
- Counter flashing
- Chimney flashing
- Valley flashing
- Step flashing
- Headwall flashing (or apron flashing)
- Gutter apron flashing
What is Counter Flashing?
Counter flashing is used on brick or masonry walls. It’s installed above the roof surface to cover the top of other flashing, such as step flashing.
The idea behind counter flashing is to direct the flow of water away from the brick or masonry to keep it dry and prevent leaks.
Flashing must overlap and not expose any seams. This ensures water does not get between the seams or gaps and guarantees it won’t get behind the top of the flashing and get into the building.
What is Chimney Flashing?
Similar to other flashings, chimney flashing is a sheet of metal that is installed in the area that surrounds the chimney, specifically where the roof line meets the chimney stack.
Without a properly installed chimney flashing, snow, hail, and rainwater will easily leak into the house along the base of the chimney.
Chimney flashings are typically metal and have a long life span, however, they can fail. The average lifespan of flashing is 40 years.
To increase the life expectancy of chimney flashings, you can buy high density material and higher quality material. One example is to use a 26-gauge steel for chimney flashing.
High-gauge steel is denser and thicker than lower gauge materials and ultimately far more durable than lighter aluminum flashings.
Other considerations for proper installation and a perfect fit include:
- Hand cutting every piece of flashing on site
- Solder and fuse overlapping flashings together
- Paint the flashings with an industrial acrylic coating to prevent rust and corrosion
- Tuck point and fill any gaps in the masonry joints with mortar
Improper flashing installations might use:
- Caulk to install and fuse flashing material
- Poor quality sealants or the wrong sealant
When choosing a contractor to repair a flashing, ask what gauge steel they use and what sealant materials they use. These two material choices directly impact the lifespan and craftsmanship of any work.
What is Valley Flashing?
When it comes to the details of a roof system and a proper installation, valley flashing is arguably the most important because it’s used at the points where angles change, which tends to be a common spot for water to gather and potentially penetrate your home’s defenses.
Roofers do things differently, that’s not to say that one technique is right, while the other is wrong.
Through our experience, the open no-cut valley method stands out as the champion.
The NRCA Roofing Manual discusses step-by-step how this technique can be used and is a meticulous process designed to secure the most vulnerable areas of your roof against water damage.
The initial step includes the placement of an ice and water shield directly up the center of the valley. The valley liner, a critical component that serves as the backbone of the valley flashing system acts as a guard and lays the groundwork for an impenetrable barrier.
With the liner in place and offering an additional layer of protection, the valley is lined with shingles. This guides water away from the shingles’ courses, preventing any possibility of drainage into vulnerable areas. The row of shingles functions like a series of waterfalls, directing water down to the row beneath it, until the water flows into the gutters.
Valley flashing must be installed correctly ensuring water only flows away from your home and into directed areas.
Every piece of the valley flashing installation plays a pivotal role keeping water outside your home.
What is Step Flashing?
Step flashing is a pre-painted metal fabricated to size on-site. It’s factory painted to prevent corrosion.
Typically, it is placed behind siding and can be used with any type of siding as long as you cover the top of it with another piece of cladding. Step flashing is installed against walls during roof installations to prevent leaks.
The step flashing overlap helps ensure water flows over the flashing and siding to ensure it does not seep behind and in between the siding and the house. You should see the step flashing extend at least 2 inches beyond anything above to help water flow.
Step flashing does not need solder or sealant
It’s fairly common to see counter and step flashing used together.
What is Headwall or Apron Flashing?
Headwall flashing, is sometimes also called apron flashing.
The headwall flashing is again a flashing that is prefabricated and tailored on site to make a tight, precise fit.
This particular flashing is used where vertical walls intersect the roof. The headwall flashing is designed to guide water to run down the wall onto the roof system.
Homes with brick headwalls have a counter flashing installed to overlap the top of the headwall flashing.
For best results, headwall flashing should be installed with the following practices:
- Install behind the siding
- Create round corners to ease water movement and promote proper drainage
- Create multiple bends, ideally 3, to add strength
- Solder seams for longevity, durability, and leak prevention
- Paint with an industrial coating
- 26-gauge high-density steel to ensure consistency and performance
For best results make sure your roofer is a trained and experienced professional.
What is Gutter Apron Flashing?
Gutter apron flashing is a metal material installed along a gutter line–where the roof and gutter meet.
Because there’s a gap formed from the fascia trim board and roof sheathing, the function of the gutter apron is to direct water into the gutters and keeps insects and animals from entering the attic.
When installed correctly, the gutter flashing overlaps and stops voids from forming.
This flashing has a unique bend, called a drip edge. The bend creates stability and strength, making it more durable and less flimsy.
The drip edge is a lip on the metal of the flashing that keeps water from draining onto other building components.
When Should I Repair the Flashing on My Home?
Flashing repairs are expensive, so we recommend replacing all flashings when getting a new roof. Life expectancy of roof flashing is 40 years when installed properly. Repairing flashing costs 4-5x more than it does to replace it during a new roof installation. There is an added cost due to time and labor spent removing that section of the roof. When replacing a new roof, the area is already being removed.
CCS Roofing believes in creating things that last. We do our job well so customers don’t have more problems down the road. This is why we replace all flashings on new roofs.
If flashings leak before replacing the roof is necessary, we can repair them. Some of the roofing materials next to the flashings will need to be replaced during the repair.
In some cases, roof flashings are not leaking but still need replacing if they begin to rust or come loose. Again, CCS Roofing uses an industrial acrylic coating to ensure roof flashings are secure and do not rust.
If your flashing is leaking in Westminster, call CCS Roofing Inc. right away to get it taken care of the correct way.
Your roofer should go the extra mile and take extra care in replacing flashings by going above and beyond in every repair– thicker metal, custom fabrication, and long-lasting materials, not just caulk.
FAQs
- What exactly is roof flashing?
- Simply put, it’s a piece or several pieces of sheet metal solder together to prevent water and other elements from seeping between brick, wood, and other materials used to build your home.
- Why is roof flashing so important?
- To protect your home from water. It’s used to protect seams on your roof allowing water to penetrate through.
- Does my flashing need maintenance or need to be replaced?
- Typically not unless you’re getting a new roof. Unless you’ve found a leak, or your roof has been inspected and a professional notices it’s rusting, loose, or installed incorrectly.
- I’m getting a new roof. Do I need to replace all the flashing too?
- It’s pragmatic to replace your flashing when installing a new roof.
- What should I do if my chimney is leaking?
- The issue is either with the chimney or the flashing. Call an experienced roofing company in your area and they will diagnose the cause and help direct you on how to get it fixed.
Have questions about your roof flashing in Westminster? Contact CCS Roofing for a free inspection.
