Years of inspecting roofs across Utah have shown me one thing: Many roof leaks ultimately trace back to failed roof flashing. That’s no coincidence. Roof flashing sits at the roof’s most vulnerable junctions, directing volumes of water away from potential entry points, all while taking a beating from years of sun, snow, wind, and rain. All that’s to say, if you’re dealing with a roof leak, there’s a good chance your flashing deserves a closer look. Whether you’re planning to inspect it yourself or simply want to understand what a professional roof flashing inspection involves, this guide covers everything you need to know, so you can identify problems early and make the right call before they become much bigger repairs.
What Is Roof Flashing?
Roof flashing is sheet metal designed to prevent water intrusion at critical points on a roof where water is most likely to accumulate and leak into the interior.
This includes areas around protrusions like chimneys, vents, and skylights, as well as where the roof meets a vertical wall or where two roof slopes meet, such as roof valleys.
Why Roof Flashing Matters
Properly installed and maintained roof flashing, whether made of galvanized steel, lead, or copper, effectively directs water away from the vulnerable areas mentioned above. It helps protect the roof decking, insulation, and interior finishes from water damage.
Whereas damaged flashing – or worse, flashing that’s missing altogether – allows water to enter through penetrations and transitions with ease. This can cause all kinds of trouble, from water stains on ceilings and walls to rotting roof components.
When left unattended for weeks or months, the affected areas become all the more exposed to the relentless effects of heat, cold, and rain, damaging the metal further. And trust me, nothing feels more expensive than a repair that could’ve been prevented!
But the more serious issue isn’t the flashing itself. It’s what happens after it fails.
Water can make its way into your home, where it can rot structural components and compromise your home’s integrity. Worse still, trapped moisture creates the perfect environment for mold growth, exposing you and your family to legitimate health risks.
Common Types of Roof Flashing
The more architectural complexity a home has, the more roof flashing points it typically requires. That also means there are more types of roof flashing to account for.
Knowing these different types makes it easier to understand where flashing is typically installed and, in turn, easier to spot where a problem might be coming from, or at least narrow it down before a small issue spreads further.
The most common types of roof flashing are as follows:
- Chimney flashing: Installed at the base of a chimney where it meets the roof. This is usually a combination of step flashing along the sides and a larger apron at the front.
- Counter flashing: This sits on top of base flashing, often embedded into the chimney masonry or wall, and overlaps the lower flashing to seal the joint. You’ll typically see this layered setup around chimneys or brick walls, where it acts as a second line of defense against water intrusion.
- Sidewall flashing: Found where a sloped roof meets a vertical wall, this type runs along the edge in sections, often stepped in with shingles. It’s commonly located along dormers or second-story walls that connect directly to the roof.
- Kickout flashing: Positioned at the bottom end of a sidewall where the roof slope meets a wall. This small but critical piece directs water away into the gutter instead of letting it run down the wall. It’s usually tucked near the roof edge where that wall connection ends.
- Drip edge flashing: Installed along the edges of the roof, particularly at the eaves and rakes, this thin metal strip helps guide water into the gutters and prevents it from seeping underneath shingles. As such, you’ll find it lining the perimeter of your roof.
- Transition flashing: Used where two different roof slopes or sections meet, essentially “bridging” the change in pitch.
Residential Roof Flashing Inspection Process
Now that you’ve got a clear picture of the different types of flashing and where they’re typically located, you’re in a position to carry out a basic roof flashing inspection on your own. If you’re simply curious how professionals approach it, the process I’m about to share reflects the general approach used by the Avail Solar team. That way, you’ll know what to expect.
Essentially, the main goal is to trace where water could be entering and how it’s moving through your roof system. Since a complete inspection is already being carried out, might as well use the opportunity to check the rest of the roof for issues that could become bigger problems later on.
Interior Check
The most obvious signs of a leak show up from inside your home. Look for water stains on ceilings or upper walls, near corners, or chimneys. Other signs include yellowish rings, dark patches, or peeling paint.
If you have attic access, check for damp insulation or dark spots. If what was once a clean, fresh attic has already developed a musty smell, that’s also a telltale sign of moisture intrusion that shouldn’t be ignored.
Ground-Level Exterior Check
Move outside and walk around the perimeter of your home. Pay special attention to drip edge flashing along the roof perimeter, or sections where the roof meets a wall, which may indicate sidewall or kickout flashing. Then, note any staining or water marks on exterior walls.
At this point, you’ll already have narrowed down problem zones safely from the ground without taking on the risk of climbing up.
Roof Penetrations, Wall Terminations, and Valleys
These locations are where most flashing failures occur, simply because they’re the most exposed to water and weather elements. Getting up on the roof for a closer inspection is necessary.
- Roof penetrations: These include chimneys, skylights, vent pipes, and any object that cuts through the roof surface. Check for small gaps where the flashing meets the structure, lifted edges, or cracked sealant that has dried out over time. Around chimneys in particular, inspect both the base flashing and counter flashing, since these layered components must overlap correctly to keep water out.
- Wall terminations: These are areas where the roof meets a vertical wall, often protected by sidewall flashing and kickout flashing. Look for sections where flashing has pulled away from the wall or shifted out of place. Streaks or staining running down the wall below are often a sign that water is slipping behind the flashing instead of being diverted away.
- Valleys: Roof valleys naturally collect and channel large volumes of water during rain, making them especially vulnerable if flashing is compromised. Check for debris buildup, visible corrosion, or gaps along the valley flashing.
Word of advice: These critical areas are not easy or safe to inspect closely without proper equipment. If you’re uncomfortable with heights or don’t have the right safety equipment, make sure to call a roof inspection expert instead.
Assessment and Next Steps
This stage is meant to determine what level of action is needed based on the signs you’ve identified.
Is the issue isolated or minor, and therefore something that can be addressed with a straightforward repair? Or are there more widespread problems that point toward a full flashing replacement? At the same time, it’s also possible that no immediate action is needed, as in the case of natural surface wear and tear.
How Often Should Roof Flashing Be Inspected?
You should have your roof flashing inspected at least once a year. For Utah homeowners specifically, it’s best to have it done in the fall. It goes without saying that Utah winters have a way of putting every roof to the test.
If your roof is over 15 years old, consider inspections more than once a year. The existing flashing and sealants are likely to have deteriorated with age.
Regardless of your inspection schedule, it’s highly recommended to have your roof checked after major weather events like hailstorms or severe windstorms. It’s often after these events that roof flashing becomes displaced or damaged. The same goes before buying or selling a home, when hidden roofing issues can easily become costly surprises.
Should I do a roof flashing inspection myself or call a professional?
From our discussion of the roof flashing inspection process earlier, there are definitely parts of the inspection you can do safely yourself, such as checking for interior signs of leaks or carrying out a basic visual inspection from the ground. If you’re keen on inspecting the roof yourself and feel confident doing so, there’s no reason you shouldn’t.
However, like most homeowners, if you don’t have the skills, confidence, or the right equipment, it’s best to call a professional instead.
In either case, a roofing professional doesn’t just take the risk off your shoulders. Years of inspecting roofs means they can often tell at a glance which issues need attention today and which seemingly harmless areas are likely to become problems later on.
That’s the kind of foresight that’s hard to get from a DIY inspection alone, and it can save you a lot of money, inconvenience, and repeat repairs down the road.
How much does a professional roof flashing inspection cost?
Most homeowners don’t actually pay separately for a roof flashing inspection. In fact, it’s usually bundled into a larger service like a comprehensive roof inspection or roof flashing repair service, so it effectively comes at no additional cost.
If all you’re after is a flashing inspection itself, expect the price to vary. Every roofing company has its own pricing, and the final cost often comes down to the specifics of the job.
What’s the Next Step After a Roof Flashing Inspection?
Once you’ve completed the inspection, it usually comes down to one of two paths: repair the flashing or replace it altogether. Which one makes the most sense depends on the extent of the damage.
A roof flashing repair is usually the right choice when:
- The damage is isolated (e.g. small gaps, minor lifting, or localized damage).
- The sealant has failed.
- The flashing is still in good shape despite some minor rust or warping.
On the other hand, roof flashing replacement is often the better option when:
- The metal has deteriorated through widespread rust, corrosion, or weakening.
- Sections are missing or were installed incorrectly.
- Leaks keep coming back despite repeated repairs to the same area.
Naturally, roof flashing replacement comes at a higher cost than a repair. If that’s what your inspection points to, check out our guide on roof flashing replacement cost to get a better idea of what to expect.
Need a Professional Roof Flashing Inspection and Repair in Utah?
Avail Solar is a roofing company trusted by homeowners and businesses across Salt Lake City, Murray, and throughout Utah. Whether it’s a roof inspection, roof flashing repair, or roof flashing replacement, our goal is simple: find the problem, fix it properly, and keep it from coming back.
Schedule a call or request a personalized quote today!