What is roof flashing and why is it important?

Roof flashing is thin metal (or other waterproof material) installed at roof intersections, transitions, and penetrations to direct water away from vulnerable areas. It's critically important because approximately 95% of all roof leaks occur at flashing points—not through the shingles. Flashing seals gaps where different roof components meet: chimneys, walls, valleys, vents, skylights, and edges. Without proper flashing, water would enter these joints and cause interior damage, wood rot, and mold growth.

What are the different types of roof flashing?

The main types are: Drip edge flashing (along roof edges to direct water into gutters), Step flashing (where roof meets vertical walls, installed in a stepping pattern with shingles), Valley flashing (where two roof planes meet), Chimney flashing (base, step, counter, and cricket components), Vent pipe flashing/pipe boots (around plumbing vents), Skylight flashing (around skylights), Headwall/apron flashing (where roof meets wall at bottom), and Kickout flashing (diverts water from walls into gutters at step flashing terminations).

What is the best flashing material for coastal homes?

For coastal South Carolina homes, copper is the best long-term investment (60-100+ year lifespan, naturally corrosion-resistant). Galvalume (aluminum-zinc coated steel) is a good mid-range option with 30-45 year life. Avoid galvanized steel near the coast—it rusts quickly in salt air. For oceanfront properties within 500 feet of water, use only copper, stainless steel, or marine-grade aluminum. The higher upfront cost of quality materials saves money by avoiding premature replacement.

How long does roof flashing last?

Flashing lifespan varies by material: Copper lasts 60-100+ years, Galvalume 30-45 years, Aluminum 20-30 years (less in salt air), Galvanized steel 15-25 years (much less in coastal areas), and Rubber pipe boots 10-15 years. Sealants around flashing typically last only 5-10 years regardless of flashing material and need periodic reapplication. Coastal environments reduce all lifespans due to salt air corrosion.

How can I tell if my roof flashing is failing?

Signs of flashing failure include: visible rust or white oxidation on the metal, lifted or bent flashing pieces, missing sections (especially after storms), cracked or deteriorated sealant, water stains on ceilings/walls near roof-to-wall transitions or chimneys, leaks that only appear during heavy or wind-driven rain, cracked rubber collars on pipe boots, and staining on exterior walls below roof lines. Interior leaks near chimneys or dormers almost always indicate flashing failure.

How much does roof flashing repair or replacement cost?

Repair costs range from $75-$250 for a single pipe boot to $400-$1,200 for chimney flashing repair. Full replacement costs depend on material: drip edge $400-$2,500 (aluminum to copper), step flashing $300-$1,500 per wall, valley flashing $400-$2,200 each, and chimney flashing $600-$3,500. Costs are 30-50% less when done during full roof replacement since the roof is already open. Material choice (aluminum vs. copper) significantly impacts cost.

Should I repair or replace my roof flashing?

Repair when: sealant is failing but metal is sound, minor lifting that can be re-secured, single damaged piece, or surface corrosion only. Replace when: extensive rust or corrosion, during any roof replacement, improper original installation, multiple problem areas, or flashing is 20+ years old. Use the 50% rule: if repair costs exceed 50% of replacement, replacement is usually better—you get all-new materials with full warranty instead of patching aging components.

Can I install roof flashing myself?

Some tasks are DIY-appropriate: resealing existing flashing with roofing cement, replacing rubber pipe boots, and visual inspections. However, most flashing work requires professional expertise: step flashing (requires removing siding and coordinating with shingles), chimney flashing (complex multi-component system), valley flashing (handles concentrated water, mistakes cause major leaks), and any steep roof work. DIY mistakes often cause hidden water damage that costs thousands to repair.

What is step flashing and why is it important?

Step flashing consists of L-shaped metal pieces installed in a "stepping" pattern along roof-to-wall transitions—one piece for each shingle course. It's important because it creates a waterproof barrier at this vulnerable joint while allowing for thermal expansion. Never use continuous flashing at roof-to-wall transitions; continuous pieces can't accommodate thermal movement and will eventually crack or pull away. Proper step flashing with kickout flashing at terminations prevents hidden wall rot.

How often should roof flashing be inspected?

For coastal Myrtle Beach homes, inspect flashing: annually before hurricane season (May/June), after any significant storm with winds over 50 mph, and in fall before winter. Oceanfront properties should be inspected twice yearly. Professional inspection with resealing is recommended every 5-7 years. Regular inspection catches small problems (loose sealant, minor lifting) before they become expensive repairs. Free inspections are available—call (843) 877-5539.

Roof Flashing: Complete Guide to Types, Installation & Repair (2025)

Shocking Industry Truth

Roof flashing is arguably the most critical—yet most overlooked—component of your roofing system. While shingles get all the attention, it's the flashing that actually prevents water from entering at the most vulnerable points: where your roof meets walls, chimneys, vents, valleys, and edges.

Here's a sobering statistic: 95% of all roof leaks occur at flashing locations, not through the shingles themselves. That means understanding, maintaining, and properly installing flashing is the single most important thing you can do to prevent water damage to your home.

This comprehensive guide covers everything about roof flashing: what it is, the different types and where each is used, material options (and which work best in coastal environments), signs of flashing failure, repair vs. replacement decisions, costs, and what to look for when hiring a contractor.

Ready to Protect Your Investment?

Schedule your free roof inspection today. No obligations, just peace of mind.

Call (843) 877-5539 Schedule Online

What Is Roof Flashing and Why Is It So Important?

Roof flashing is thin pieces of metal (or other waterproof material) installed at roof intersections, transitions, and penetrations to direct water away from vulnerable areas. Think of it as the "waterproof tape" that seals the gaps where different roof components meet.

Where Flashing Is Installed

Your roof likely has flashing at all of these locations:

Roof edges (drip edge along eaves and rakes)
Valleys (where two roof planes meet)
Roof-to-wall intersections (dormers, second stories, additions)
Chimneys (all four sides plus the "cricket" behind)
Vent pipes (plumbing vents, exhaust vents)
Skylights (all edges and corners)
HVAC penetrations (where equipment passes through)
Ridge vents (some designs use flashing)

The 95% Rule

According to the National Roofing Contractors Association (NRCA), approximately 95% of roof leaks originate at flashing points—not through the shingles. Properly installed, maintained flashing is the #1 factor in roof leak prevention.

How Flashing Works

Flashing works through two principles:

1. Overlap & Gravity

Flashing is installed in an overlapping pattern so water always flows over (not under) each piece. Like shingles, each piece overlaps the one below it, using gravity to direct water downward and outward.

2. Channel & Redirect

Flashing creates channels that redirect water away from vulnerable joints. Instead of water sitting at a seam, flashing moves it to the shingles or gutters where it can drain safely.

Why Flashing Fails

Flashing doesn't last forever. Common failure causes include:

Corrosion from salt air, chemicals, or dissimilar metals
Thermal expansion/contraction breaking seals
Wind lifting and bending
Improper installation (wrong overlap, insufficient fastening)
Sealant/caulk deterioration (typically fails in 5-10 years)
Impact damage from debris or foot traffic

Types of Roof Flashing: Complete Guide

There are many types of flashing, each designed for specific roof locations and conditions. Here's a complete breakdown:

1. Drip Edge Flashing

Location: Along all roof edges (eaves and rakes)

Purpose: Directs water into gutters, protects fascia board, prevents water from wicking under shingles

Profile: L-shaped or T-shaped metal strip

Code requirement: Required by International Residential Code (IRC) since 2012

Drip edge is often overlooked but critically important. Without it:

Water wicks back under shingles through capillary action
Fascia boards rot from constant moisture exposure
Shingles at the edge curl and fail prematurely
Gutters fill with debris blown under the edge

2. Step Flashing

Location: Where roof meets vertical walls (dormers, sidewalls, additions)

Purpose: Creates a waterproof transition between roof plane and wall

Profile: L-shaped pieces installed in a "stepping" pattern with each shingle course

Typical size: 5" x 7" pieces (industry standard)

Step flashing gets its name from the installation pattern—each piece "steps up" with the shingle courses along the wall. This creates an overlapping system that channels water outward at every course.

Common Step Flashing Mistake

Never use continuous flashing instead of step flashing at roof-to-wall transitions. Continuous pieces don't allow for thermal movement and will eventually crack or pull away. Individual step pieces move independently and maintain their seal.

3. Valley Flashing

Location: Where two roof planes meet and form a valley

Purpose: Channels large volumes of water safely down the valley

Profile: W-shaped or flat with formed edges

Width: Minimum 24" wide (12" on each side of center)

Valleys concentrate water from two roof planes, handling significantly more volume than other areas. Valley flashing comes in three installation styles:

Open valley: Metal flashing is visible; shingles stop 3-6" from center. Best for durability and heavy rain.
Closed-cut valley: Shingles from one side extend across; other side is cut along valley. More aesthetic but harder to repair.
Woven valley: Shingles from both sides interlace across valley. Most prone to failure; not recommended for high-rain areas.

Coastal South Carolina Recommendation

For Myrtle Beach and coastal areas, we strongly recommend open metal valleys. Our heavy rainfall (50+ inches annually) and hurricane-driven rain requires maximum water channeling capacity. Open valleys also allow for easier inspection and repair.

4. Chimney Flashing

Location: All four sides where chimney meets roof

Purpose: Seals the complex chimney-to-roof intersection

Components: Base flashing, step flashing, counter flashing, and cricket (back)

Complexity: Highest—requires multiple pieces working together

Chimney flashing is the most complex flashing system on most roofs. It includes:

Front apron flashing: One-piece L-flashing at the front (lower) edge
Step flashing: Individual pieces up both sides
Counter flashing: Installed into mortar joints, overlaps step flashing
Back flashing/Cricket: Diverts water around the chimney's uphill side

5. Vent Pipe Flashing (Pipe Boots)

Location: Around plumbing vent pipes penetrating the roof

Purpose: Seals the gap around round pipes

Profile: Cone-shaped boot with flat base

Materials: Rubber/neoprene, lead, or plastic with metal base

Pipe boots are one of the most common failure points on roofs. The rubber collar that seals around the pipe degrades from UV exposure and temperature cycling, typically lasting 10-15 years even when the roof lasts 25+.

6. Skylight Flashing

Location: All four sides of skylight frame

Purpose: Integrates skylight into waterproof roof system

Type: Usually manufacturer-specific "flashing kits"

Critical point: Must be compatible with roof pitch and material

7. Headwall Flashing (Apron Flashing)

Location: Where roof meets a vertical wall at the bottom of the roof slope

Purpose: Directs water away from the wall-to-roof joint

Profile: Continuous L-shaped piece tucked under siding

8. Kickout Flashing (Diverter Flashing)

Location: Where step flashing ends at a gutter or roof edge

Purpose: Kicks water away from wall and into gutter

Profile: Specially formed piece that angles outward

Code requirement: Required by IRC 2009 and later

Critical: Don't Skip Kickout Flashing

Missing kickout flashing is one of the most common causes of hidden wall rot. Without it, water follows the wall surface down instead of entering the gutter, soaking the wall sheathing and framing. We've seen $15,000+ wall repairs caused by a missing $20 kickout flashing.

Roof Flashing Materials: Pros, Cons & Coastal Considerations

Flashing comes in several materials, each with different lifespans, costs, and performance characteristics. In coastal South Carolina, material choice is especially critical due to salt air corrosion.

Aluminum Flashing

Lifespan	20-30 years (less in salt air)
Cost	$$ (moderate)
Pros	Lightweight, won't rust, easy to form, affordable, widely available
Cons	Corrodes in salt air (white oxidation), expands/contracts significantly, can react with treated lumber
Best for	Inland areas, drip edge, general use away from coast

Galvanized Steel Flashing

Lifespan	15-25 years (shorter if coating damaged)
Cost	$ (economical)
Pros	Strong, rigid, easy to solder, affordable, good for valleys
Cons	Rusts when zinc coating wears, poor for salt air, heavy
Best for	Budget inland installations, temporary repairs

Copper Flashing

Lifespan	60-100+ years
Cost	$$$$ (premium)
Pros	Extremely durable, naturally corrosion-resistant, develops attractive patina, solderable, outlasts the roof
Cons	Expensive (4-5x aluminum), can stain siding with green runoff, requires skilled installation, theft target
Best for	High-end homes, historic properties, coastal areas, chimneys, long-term investment

Lead Flashing

Lifespan	100+ years
Cost	$$$ (high)
Pros	Extremely malleable (conforms to any shape), corrosion-resistant, excellent for pipe boots and complex areas
Cons	Heavy, environmental/health concerns, requires special handling, limited availability
Best for	Pipe boots, complex chimney shapes, historic restoration

Galvalume (Aluminum-Zinc Coated Steel)

Lifespan	30-45 years
Cost	$$ (moderate)
Pros	Better corrosion resistance than galvanized, strong, good coastal performance, matches metal roofs
Cons	Can't be soldered (must use mechanical connections), cut edges can corrode
Best for	Metal roofs, coastal areas, commercial buildings

Coastal South Carolina Recommendation

For homes within 5 miles of the ocean in Myrtle Beach and surrounding areas, we recommend:

Best: Copper flashing (highest upfront cost, but outlasts multiple roofs)
Good: Galvalume or painted aluminum (balance of cost and durability)
Avoid: Galvanized steel (rusts quickly in salt air)

Galvanic Corrosion Warning

Never Mix Incompatible Metals

When dissimilar metals touch in the presence of moisture, galvanic corrosion occurs—one metal corrodes much faster than normal. Common problem combinations:

Copper touching aluminum (aluminum corrodes rapidly)
Copper touching galvanized steel (steel corrodes)
Aluminum touching steel (both can corrode)

Always use the same metal family throughout, or use isolation barriers between dissimilar metals.

Signs of Flashing Failure: How to Spot Problems Early

Flashing failure often happens gradually and may not be obvious until significant damage occurs. Here are the warning signs to watch for:

Exterior Warning Signs

1. Visible Rust or Corrosion

Orange-brown rust on steel flashing or white oxidation on aluminum indicates protective coating failure. Once corrosion starts, it spreads quickly.

2. Lifted or Bent Flashing

Flashing that's pulled away from surfaces, bent upward, or no longer lies flat. Often caused by wind or thermal expansion. Any gap allows water entry.

3. Missing Flashing Pieces

Gaps where flashing should be present, especially after storms. Missing step flashing along walls is common after high winds.

4. Cracked or Deteriorated Sealant

Roofing cement or caulk around flashing that's cracked, dried out, or pulling away. Sealants typically last 5-10 years even when flashing lasts 25+.

5. Cracked Pipe Boot Collars

Rubber collars around vent pipes that are cracked, split, or pulling away from the pipe. Extremely common failure point on roofs 10+ years old.

6. Staining on Walls Below Roof Lines

Dark streaks or stains on exterior walls below where roof meets wall often indicate failed step flashing or missing kickout flashing.

Interior Warning Signs

1. Water Stains Near Chimney or Walls

Ceiling or wall stains near where roof meets vertical structures strongly indicate flashing failure. Water travels along rafters, so stains may appear feet away from the actual leak.

2. Leaks Only During Heavy Rain

Leaks that only appear during driving rain (not light rain) often indicate flashing issues. Normal rain runs off, but wind-driven rain can get under lifted flashing.

3. Leaks in Corners

Leaks where walls meet ceilings, especially in upper floors, often trace back to step flashing or headwall flashing failures.

4. Musty Smell in Attic

Persistent musty odors in attic spaces may indicate slow, ongoing water intrusion through compromised flashing—even without visible stains.

Inspection Timing

The best time to inspect flashing is during or immediately after rain. Active leaks reveal exactly where water enters. For professional inspections, we use thermal imaging to detect moisture behind walls that isn't visible to the eye.

Flashing Repair vs. Replacement: Making the Right Decision

Not all flashing problems require full replacement. Here's how to determine whether repair or replacement is the right approach:

When Repair Is Appropriate

Sealant-Only Issues

If flashing is sound but sealant has failed, resealing with quality roofing cement or polyurethane sealant can extend life 5-10 years. Cost: $100-$300.

Minor Lifting

Flashing that's slightly lifted but not damaged can often be re-secured with additional fasteners and sealant. Cost: $150-$400.

Single Damaged Piece

One damaged step flashing piece or a single failed pipe boot can be replaced individually without replacing all flashing. Cost: $75-$250 per piece.

Surface Corrosion Only

Light surface rust on galvanized steel can be treated with rust converter and sealed. Only viable if metal thickness is still adequate.

When Replacement Is Necessary

Extensive Corrosion

Flashing that's rusted through, significantly thinned, or has multiple holes cannot be effectively repaired. Replacement required.

During Roof Replacement

When replacing roofing, always replace all flashing—even if it "looks okay." Reusing old flashing under new roofing is a leading cause of premature leaks.

Improper Original Installation

Flashing installed incorrectly (wrong overlap, inadequate coverage, missing pieces) should be replaced properly rather than patched.

Multiple Problem Areas

When several sections show failure, full replacement is more cost-effective than multiple repairs.

Flashing Age

If flashing is 20+ years old and showing any problems, replacement is usually better than repair. You're buying time, not fixing the underlying issue.

The 50% Rule

If repair costs exceed 50% of replacement costs, replacement usually makes more sense. You get all-new materials with full warranty coverage instead of patching aging components.

Roof Flashing Costs: Repair and Replacement Pricing (2025)

Flashing costs vary significantly based on type, material, accessibility, and whether it's a standalone repair or part of a larger roofing project.

Flashing Repair Costs

Repair Type	Cost Range	Notes
Sealant reapplication	$100-$300	Quick fix, 5-10 year life
Pipe boot replacement	$75-$250 each	Most common flashing repair
Step flashing repair (partial)	$200-$500	Per wall section
Drip edge repair (section)	$150-$400	Per 20-30 linear feet
Valley flashing repair	$300-$800	Often requires shingle removal
Chimney flashing repair	$400-$1,200	Complex, multiple components

Flashing Replacement Costs

Flashing Type	Aluminum	Galvalume	Copper
Drip edge (full roof)	$400-$800	$500-$1,000	$1,200-$2,500
Step flashing (per wall)	$300-$600	$400-$800	$800-$1,500
Valley flashing (each)	$400-$900	$500-$1,100	$1,000-$2,200
Chimney flashing (complete)	$600-$1,500	$800-$1,800	$1,500-$3,500
Skylight flashing kit	$300-$600	$400-$800	$700-$1,400

Standalone vs. Roof Replacement Pricing

Flashing costs less when done during roof replacement because the roof is already open. Standalone flashing replacement costs 30-50% more due to the need to carefully remove and replace surrounding shingles. If your roof is 15+ years old and flashing needs major work, consider full roof replacement.

Cost Factors

Roof pitch: Steeper roofs require more safety equipment and time (+15-30%)
Accessibility: Multi-story homes or difficult access adds cost (+10-25%)
Roof material: Metal, tile, or slate roofs require specialized techniques (+20-40%)
Chimney size: Larger chimneys require more material and labor
Number of penetrations: More vents, pipes, and skylights = higher total cost
Existing damage: If decking or framing is water-damaged, repairs add to cost

Proper Flashing Installation: What to Expect

Understanding proper installation helps you evaluate contractor quality and recognize shortcuts that lead to premature failure.

Drip Edge Installation

Install along eaves FIRST, before underlayment
Install along rakes OVER underlayment (opposite of eaves)
Overlap sections by at least 2 inches
Nail every 12 inches with roofing nails
Angle extends 1/4" beyond fascia to direct water into gutter

Step Flashing Installation

Each piece installed with ONE shingle course
Minimum 5" overlap between pieces
Bent to create 4"+ coverage on roof and 4"+ up wall
Single nail at top corner (allows thermal movement)
Counter flashing or siding overlaps by 2"+ (never caulk in place of overlap)
Kickout flashing at bottom where wall meets gutter

Valley Flashing Installation

Ice and water shield underlayment FIRST (full valley width)
Metal valley flashing centered over valley
Minimum 24" width (12" each side of center)
Hemmed edges to prevent water wicking under
Overlap sections 6"+ with sealant between
No exposed fasteners in the water channel

Chimney Flashing Installation

Apply ice and water shield at base, up chimney 4"+
Install front apron flashing first
Install step flashing up both sides (one piece per shingle course)
Install back pan or cricket (required if chimney >30" wide)
Install counter flashing INTO mortar joints (not just surface-mounted)
Counter flashing overlaps step flashing by 3"+
Seal counter flashing in mortar with urethane sealant

Common Installation Shortcuts to Watch For

Caulk instead of proper overlap: Caulk fails in 5-10 years; proper overlap lasts decades
Surface-mounted counter flashing: Should be set into mortar joints, not just stuck on the surface
Missing kickout flashing: Often "forgotten" but critical for wall protection
Reusing old flashing: Always replace flashing during roof replacement
Inadequate overlap: Cutting corners on overlap dimensions saves minutes but creates leaks
Wrong material for environment: Using galvanized steel in coastal areas

Coastal Flashing Considerations: Myrtle Beach & Salt Air

Coastal South Carolina presents unique challenges for roof flashing. Salt air, high humidity, hurricane winds, and intense UV exposure all accelerate flashing deterioration.

Salt Air Corrosion

Salt-laden air causes rapid corrosion of certain metals:

Distance from Ocean	Corrosion Risk	Recommended Materials
0-500 feet (oceanfront)	Severe	Copper, stainless steel, or marine-grade aluminum only
500 ft - 1 mile	High	Copper, Galvalume, or painted aluminum
1-5 miles	Moderate	Galvalume, painted aluminum; avoid galvanized steel
5+ miles inland	Low	Standard materials acceptable

Hurricane Wind Considerations

Myrtle Beach's hurricane exposure requires enhanced flashing practices:

Additional fastening: More nails/screws per linear foot than inland standards
Mechanical connections: Cleats and interlocks instead of relying on sealants
Wider coverage: Larger step flashing pieces (6" x 8" instead of 5" x 7")
Enhanced drip edge: Extended profiles that resist wind uplift
Sealed seams: Butyl tape or sealant between overlapping pieces

High Humidity Effects

South Carolina's humidity accelerates several failure modes:

Faster corrosion when salt combines with moisture
Mold/mildew growth under improperly sealed flashing
Wood rot at flashing-to-wood interfaces
Accelerated sealant breakdown

Coastal Inspection Schedule

For coastal Myrtle Beach homes, we recommend flashing inspection:

Annually: Before hurricane season (May/June)
After major storms: Any tropical system or sustained winds 50+ mph
Oceanfront properties: Twice yearly (spring and fall)

Early detection prevents expensive repairs. Call (843) 877-5539 for a free flashing inspection.

DIY vs. Professional Flashing Work: When to Call a Pro

Some flashing work can be DIY-friendly, but most requires professional expertise. Here's how to decide:

DIY-Appropriate Tasks

Sealant Maintenance

Applying roof cement or caulk to reseal existing flashing edges. Low risk if you're comfortable on a roof and understand where sealant goes.

Pipe Boot Replacement

Replacing a cracked rubber pipe boot is relatively simple—slide old one off, slide new one on, seal edges. Tools: utility knife, roofing cement, ladder.

Visual Inspection

Looking for obvious problems from ground level or safely from a ladder. Document issues with photos for professional evaluation.

Professional-Required Tasks

Step Flashing Installation/Replacement

Requires removing siding, proper sequencing with shingles, and counter flashing knowledge. Mistakes cause hidden wall rot.

Chimney Flashing

Complex multi-component system requiring masonry skills, metal fabrication, and waterproofing expertise. #1 leak source when done wrong.

Valley Flashing

Requires removing shingles, proper underlayment, and precision installation. Valleys handle concentrated water flow—mistakes flood interiors.

Any Steep Roof Work

Roofs above 6:12 pitch require safety equipment and training. Falls are the leading cause of construction deaths.

Metal Fabrication

Custom flashing pieces require specialized tools (brakes, seamers) and metalworking skills. Poorly formed pieces fail quickly.

The Cost of DIY Mistakes

A $300 professional repair can become a $5,000+ problem if DIY work causes hidden water damage. Water intrusion from improper flashing often runs inside walls for months before detection, rotting framing and sheathing. When in doubt, call a professional.

Hiring a Flashing Contractor: What to Look For

Not all roofers are equally skilled at flashing work. Here's how to find a qualified contractor:

Essential Qualifications

SC Contractor License: Verify at llr.sc.gov—unlicensed work voids most warranties
General liability insurance: Minimum $1 million coverage
Workers' compensation: Protects you from liability for injuries
Manufacturer certifications: GAF, Owens Corning, or CertainTeed certified contractors receive flashing training
Metal fabrication capability: Can they custom-fabricate pieces on-site?

Questions to Ask

"What flashing material do you recommend for coastal homes and why?"
"Will you install step flashing or continuous flashing at roof-to-wall transitions?"
"Do you install kickout flashing at all gutter terminations?"
"Will the chimney have a cricket/saddle if over 30 inches wide?"
"Is counter flashing set into mortar joints or surface-mounted?"
"What warranty do you offer on flashing workmanship?"

Red Flags

Recommending galvanized steel for coastal properties
Using continuous flashing instead of step flashing
Surface-mounting counter flashing with caulk only
No mention of kickout flashing
Unable to explain material choices
Significantly lower price than other quotes (cutting corners)

Get It In Writing

Your contract should specify:

Exact flashing material (aluminum, Galvalume, copper, etc.)
All locations receiving new flashing
Whether counter flashing is included at walls/chimney
Workmanship warranty length
Ice and water shield at valleys (if applicable)
Kickout flashing installation

WeatherShield Roofing Flashing Standards

At WeatherShield, every roof we install includes:

Coastal-appropriate materials (Galvalume minimum, copper available)
Individual step flashing at all roof-to-wall transitions
Counter flashing set into mortar joints
Kickout flashing at every applicable location
Ice and water shield under all valley flashing
10-year workmanship warranty on all flashing

Free inspection: (843) 877-5539

Flashing Maintenance: Extending Lifespan

Regular maintenance extends flashing life and prevents expensive repairs. Here's what to do:

Annual Inspection Checklist

☐ Check all visible flashing for rust, corrosion, or white oxidation
☐ Look for lifted, bent, or missing flashing pieces
☐ Inspect sealant/caulk for cracks or deterioration
☐ Check pipe boots for cracked rubber collars
☐ Look for staining on walls below roof-to-wall transitions
☐ Inspect chimney flashing for gaps or separation
☐ Check valleys for debris accumulation blocking water flow
☐ Verify drip edge extends properly into gutters

Maintenance Tasks

Reseal Every 5-7 Years

Even good sealant degrades. Reapply roofing cement or polyurethane sealant at flashing edges before cracks develop.

Clear Debris

Remove leaves and debris from valleys and around penetrations. Debris traps moisture and accelerates corrosion.

Trim Overhanging Branches

Branches scraping flashing damage protective coatings. Keep trees trimmed 6+ feet from the roof.

Address Minor Issues Immediately

Small problems become big problems quickly. Fix lifted edges, replace cracked pipe boots, and reseal gaps as soon as noticed.

Coastal Maintenance Schedule

Timing	Task
Spring (April-May)	Pre-hurricane season inspection; address any winter damage
After storms	Post-storm inspection for wind damage
Fall (October-November)	Clear debris; inspect for storm damage; prep for winter
Every 5-7 years	Professional inspection; reseal all flashing

Schedule Your Free Flashing Inspection

WeatherShield Roofing offers free roof and flashing inspections throughout the Myrtle Beach area. Our certified inspectors check all flashing points and provide detailed reports with photos.

Call (843) 877-5539 or visit weathershieldroofers.com to schedule.

The Cost Comparison: Maintenance vs. Neglect

Without Maintenance

Roof lifespan: 12-15 years
Insurance claims often denied
Emergency repairs cost 3x more
Property value decreases by 5-10%
Warranty becomes void
Total 20-year cost: $35,000+

With Regular Maintenance

Roof lifespan: 25-30+ years
Insurance claims approved
Prevent costly emergencies
Property value protected
Full warranty coverage maintained
Total 20-year cost: $8,000-10,000

Don't Wait Until It's Too Late

Every day you delay costs you money. Get your FREE professional roof inspection today and discover exactly what condition your roof is in.

Call Now: (843) 877-5539 Get Free Inspection

Emergency? Call our 24/7 hotline: (843) 877-5539

Frequently Asked Questions

About the Author

David Karimi

Technical Director & Flashing Installation Expert

David Karimi is WeatherShield Roofing's Technical Director with over 15 years of experience installing and repairing roof flashing across coastal South Carolina. A certified GAF Master Elite contractor and metal fabrication specialist, David has personally overseen thousands of flashing installations in hurricane-prone environments.

The Bottom Line: Your Roof, Your Choice

Every day you wait is another day closer to that emergency call no homeowner wants to make. The statistics are clear: 80% of roofs fail prematurely, and 61% of homeowners can't afford the emergency repairs that follow.