Metal roofing
Architectural shingles
Tile roofing
GAF
Owens Corning
Flat & low-slopeFree roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
Styles & brands we work with
See the difference
Before
After
Before
After
Before
AfterFlashing Repair in Dallas, TX
Flashing repair in Dallas typically costs between $275 and $650 for a standard repair, depending on how much flashing needs to be pulled and replaced and how difficult the area is to access. Most flashing repairs on a typical Dallas single-family home take half a day from setup to cleanup. If water is getting in around a chimney, skylight, wall junction, or pipe boot, that is where Leak Repair work starts. Call Brennan Roofing Co Dallas at (903) 499-4441 and you will get a live person, a straight answer, and a written price before any work starts.
Flashing is the metal, usually aluminum, galvanized steel, or copper, that bridges the joints where a roof meets something that is not roof. Chimneys, vent pipes, skylights, dormer walls, and the valleys where two roof planes meet all depend on flashing to direct water down and off instead of into the house. When flashing fails, it is rarely loud about it. Water seeps in slowly, staining ceilings, soaking decking, and feeding rot long before anyone sees a drip. This is one of the most common callouts we handle under Roof Repair, and it is work where doing it wrong the first time costs far more than doing it right would have.
When You Need Flashing Repair
Flashing failure does not always announce itself with a visible leak. In Dallas, where spring storms dump heavy rain in short bursts and summer heat bakes metal until it expands and contracts, the usual signs are easy to write off as something else. Here are the concrete situations where flashing is the likely culprit:
- Water staining on the ceiling near a chimney or skylight. Stains that appear below these penetrations, not in the middle of a room, usually trace back to step flashing or counter-flashing that has separated from the brick or siding.
- Damp spots on the wall where the roof meets a vertical wall. Roof-to-wall junctions rely on step flashing tucked behind the siding and under each shingle course. One piece out of place lets water walk sideways into the wall cavity.
- Rust, cracking, or lifting metal visible around pipe boots, vents, or valleys. Pipe boots with cracked rubber collars are a top cause of attic leaks in Dallas homes built in the 1990s and early 2000s. The metal lasts; the rubber does not.
- Granules from shingles collecting at the base of a valley or around a chimney. Valleys carry more water than any other part of the roof. When the valley metal is exposed or worn through, the surrounding shingles take damage faster.
- Attic moisture or musty smell after a heavy rain with no obvious roof damage. This commonly traces to flashing that has pulled slightly away from the structure. The gap may be a quarter inch, but it is enough.
- Previous roofer’s sealant failing around vents or chimneys. Sealant alone is not a flashing repair. If a prior patch used tar or caulk as the only barrier, it will fail again, usually within a year or two in the Dallas heat.
If any of those sound familiar, the right move is to get eyes on it now, not after the next storm. Call (903) 499-4441 and we will schedule a technician to inspect the specific area, not sell you a whole new roof.
Our Flashing Repair Process
Brennan Roofing Co Dallas works under The Garrison Standard, which means the same disciplined process on every job regardless of size. A flashing repair gets the same written price, the same background-checked technician, and the same full-year guarantee as a full roof replacement. The Garrison Code is simple: show up when promised, put the price in writing first, and stand behind the work for a full year. Here is how a typical flashing repair goes:
- Inspection of the specific area. We start by locating the exact point of water entry, not the general area. That means checking the flashing metal itself, the surrounding shingles, the sealant at the joints, and the decking underneath where accessible.
- Written price before any work starts. After the inspection, we put the scope and the price on paper. That number does not move at the door. You approve it; we start. No work happens until that written price is in your hand.
- Careful removal of the failed flashing. We remove the damaged metal and any compromised sealant around the penetration or junction, taking care not to tear up shingles that are still in good shape.
- Replacement with new flashing matched to the job. We install new metal sized and fitted to the specific condition, whether that is step flashing, counter-flashing, pipe boot, or valley metal, and we use manufacturer-grade materials from lines we trust, including options from Atlas, IKO, and Boral where the roof system calls for it.
- Proper sealing and reassembly. New flashing gets sealed and fastened correctly, with attention to how water actually moves across the roof. We clean up all debris, old metal, and packaging. You should not know we were there except that the leak is gone.
- Guarantee in writing. Every flashing repair is backed by the 365-Day Done Right Promise. If the repair fails within one full year for any reason, we come back and make it right at no charge. In writing, no exceptions.
Flashing Repair Pricing in Dallas
We give prices in dollars on the page because homeowners should not have to call just to get a ballpark on how much roof repair costs. Here is what flashing repair costs in the Dallas market from Brennan Roofing Co Dallas, based on the specific repair type:
| Repair Type | Typical Price Range | What Affects the Price |
|---|---|---|
| Pipe boot / vent flashing replacement | $275 – $425 | Roof pitch, number of pipe boots, single-story vs. two-story access |
| Chimney flashing repair (step and counter-flashing) | $350 – $650 | Chimney size, brick condition, whether new counter-flashing needs to be cut in |
| Skylight flashing replacement | $300 – $550 | Skylight manufacturer, size, and whether curb-mounted or deck-mounted |
| Roof-to-wall / step flashing repair | $300 – $600 | Length of the wall junction, siding type, accessibility |
| Valley metal replacement / repair | $400 – $800 | Valley length, metal type, whether shingles need repair along the edges |
These are honest ranges based on what we regularly see across Dallas neighborhoods, from Preston Hollow to Lakewood to East Dallas. The final price is set in writing after inspection, and it reflects the actual condition found, not a number pulled off a sheet. A small pipe boot repair on a single-story ranch runs lower. A chimney on a two-story with rotted brick and failed counter-flashing runs higher. The estimate is free, and the price you get is the price you pay. To get an exact number for your roof, call (903) 499-4441.
Why Dallas Weather Is Hard on Flashing
Dallas gets a specific kind of weather that punishes flashing hard: long stretches of 100-degree heat followed by violent spring storms with driving rain and hail. Metal flashing expands in the heat and contracts when the temperature drops. Over years, that repeated movement works fasteners loose and opens small gaps in sealant. Add the clay soil movement common across North Texas, and you get homes that shift by fractions of an inch, enough to separate flashing from a chimney or wall junction. In neighborhoods like Richardson, Garland, and Mesquite, we routinely see flashing that failed not because it was installed badly, but because heat cycling and soil movement finally wore it out. The fix is not to smear sealant over the gap. The fix is a Flat Roof Patch approach: replace the flashing with new metal, fastened correctly, and sealed for the long term.
Flashing Materials We Use
The right flashing material depends on the roof system and the specific condition. We do not stock one kind of metal and make it work everywhere. We source from manufacturer lines we trust, and we explain the options in plain language so you can make a real decision:
- Aluminum: Most common for standard step flashing, pipe boots, and counter-flashing. Lightweight, corrosion-resistant, and economical. We typically source aluminum flashing compatible with Atlas and IKO shingle systems.
- Galvanized steel: Strong and durable, often used in valleys and around chimneys where metal needs to hold its shape over a long run. We see this specified frequently on newer Boral roof systems.
- Copper: Longest-lasting option, used sparingly on higher-end homes or where the homeowner wants a metal that will outlive the shingles. Pricier, but it is the best metal available for flashing if budget allows.
We will tell you what the roof needs and what each option costs. No upsell games. The written price covers the material, the labor, the cleanup, and the one-year written guarantee.
FAQs – Flashing Repair
How much does flashing repair cost in Dallas?
Flashing repair in Dallas typically runs between $275 and $650, with simple pipe boot replacements at the low end and chimney or skylight flashing work at the higher end depending on access and condition. Valley metal replacement can run up to $800. For an exact written quote on your roof, call Brennan Roofing Co Dallas at (903) 499-4441. The estimate is free.
Can you fix flashing the same day?
In most cases, yes. If we have the flashing material on the truck and the weather allows, a typical flashing repair is completed the same day we inspect it. Call (903) 499-4441 early and we will dispatch a technician as soon as possible to get eyes on your roof.
Is it better to repair flashing or replace the roof?
That depends on the condition of the roof around the flashing. If the shingles are still in good shape and the decking is sound, repairing the flashing is the right call and costs far less than a full replacement. If the shingles are at the end of their life or the decking is rotted, we will tell you that straight and give you a written price for the full scope. We do not push a full roof when a repair fixes the problem. For a straight answer on your specific roof, call (903) 499-4441.
What is the difference between step flashing and counter-flashing?
Step flashing is the metal that runs in short pieces along a wall or chimney, each one tucked under a shingle course. Counter-flashing is the second layer that covers the top of the step flashing, set into the brick or siding, to keep water from sneaking in behind it. Both need to be present and properly lapped for a chimney or wall junction to stay dry. A repair that replaces one without addressing the other will not hold. We check both on every flashing repair.
How long does flashing last in Texas?
Decent flashing installed correctly can last 20 to 30 years in the Dallas climate, but the rubber components, like pipe boot collars, often fail in 10 to 15 years. Heat and UV exposure break the rubber down long before the metal gives out. That is why pipe boot replacement is one of the most common flashing repairs we do across the Dallas area.
Get Your Flashing Repaired by a Roofing Crew You Can Hold Accountable
Flashing repair is not the job to hand to whoever picks up the phone first. The failure is hidden, the fix is detail work, and the cost of getting it wrong shows up later as a rotted deck, a stained ceiling, or a full roof replacement you did not plan on. Brennan Roofing Co Dallas operates under The Garrison Standard: a live person answers the phone 24/7, a background-checked uniformed technician shows up inside the promised window, and the price goes on paper before any work starts. That price stays written, it stays fixed, and the work is guaranteed in writing for one full year. If it is not done right, we come back and make it right. In writing, for one full year, at no charge.
Travis Oakley owns and runs Brennan Roofing Co Dallas. He is the one who puts his name on the work. If you suspect a flashing problem, call (903) 499-4441 for a free inspection and a written estimate. You will talk to a live person, get a straight answer, and know exactly what the fix will cost before anyone picks up a tool.
Written by Travis Oakley, Owner at Brennan Roofing Co Dallas, serving Dallas.