Highlights
Flashing protects your roof and chimney from water leaks and damage.
Repairing chimney flashing costs less than replacing it.
The cost to replace or repair it depends on materials, roof configuration, and chimney size.
Chimney inspection and cleaning may increase the price.
Your chimney’s flashing has the vital job of protecting your roof from water leaks. That’s why it’s important to repair or replace your flashing if you notice damage. Flashing repair costs between $200 and $500 on average, while replacement costs between $300 and $1,500. The price varies based on your flashing material, chimney size and type, roof configuration, inspection and cleanup costs, and the extent of the damage. Flashing work on excessively large or stone chimneys can cost upwards of $2,000.
| Type of Flashing Work | Average Cost Range |
|---|---|
| Flashing Repair | $200 – $500 |
| Flashing Replacement | $300 – $1,500 |
Cost of Replacing Flashing Around a Chimney
Chimney flashing varies by style, material, and dimensions, but are widely available at large chain home improvement stores. The cost of the flashing itself ranges from $55 to $140. L-shaped galvanized steel flashing costs anywhere from $8 to $45. In addition, many retailers offer flashing kits that include pre-cut flashing parts that range from $50 to $100 or more, depending on the dimensions and number of the flashing sheets included.
While most large retailers around the country offer flashing materials at a fairly uniform cost, you may be able to find local roofing companies that can provide materials for you at a lower price point. By the same token, a professional roofing company may be able to create a more customized fit, tailored to your home’s roof and chimney configuration and made of your desired materials, at a higher cost.
Cost Breakdown for Replacing Flashing Around a Chimney
Your main costs for this work will come down to materials and labor, unless you’re performing the work yourself.
Materials
For metal chimneys, or chimneys with a stainless steel interior flue duct, flashing replacement will generally cost on the lower end of the spectrum, averaging between $300 and $500. For masonry or stone chimneys, replacing the existing flashing will generally run at least $500 and may cost between $1,000 and $1,500 for larger chimneys with multiple flues.
Labor
Labor costs for professional roof repair, including repairing or replacing the flashing around a chimney, average about $75 per hour. However, there can be a substantial range of average roofing labor costs depending on your location and whether you’re in a metropolitan, suburban, or rural area. You might pay as little as $25 per hour in some locations, while in others, experienced professionals charge as much as $100 per hour.
Cost to Replace Chimney Flashing Yourself
If you replace your chimney flashing yourself, you’ll save on labor fees. Based on the national average rate of $75 per hour and an estimated four hours to complete the job, you’ll save $300 or more from your total cost.
However, if you DIY, you will be responsible for buying or renting the necessary equipment, in addition to the flashing material itself. You’ll also need to buy safety gear to keep yourself secure on the roof. If you don’t already own these items, or have access to them through a friend or family member, you may find it’s more cost-effective to leave this job to the pros.
In general, it’s best for a typical homeowner (even handy ones!) to avoid working on a roof. It’s safer to leave it to experienced professionals who are used to using ladders and working at heights.
Tips to Reduce Cost While Replacing Your Chimney Flashing
One way to reduce the cost of replacing your chimney flashing is to get an annual chimney inspection, which can spot problems before they require expensive repairs. Hiring a professional roofer near you to perform a visual chimney inspection will cost anywhere from $100 to $600. If you have a single chimney with no visible damage, you can expect to pay $100 to $300, while a more complex chimney structure with visible damage that obscures the inspector’s line of sight will cost substantially more.
Cost To Repair Flashing
Catching flashing trouble early may allow you to repair the seal at your flashing rather than replace the materials. Repairing flashing involves cleaning, removing debris from the affected area, and improving its fit around the chimney by adding fasteners and applying additional roof cement or flashing sealant. Flashing repair costs less than replacement and averages from $200 to $500.
Cost to Repair Flashing Cost Factors
Factors that impact the price to repair your flashing include labor fees, how long the repair takes, the complexity of the repair, the size of your chimney, the type of flashing material, and the extent of any damage. Professional flashing repair for a large stone chimney will cost significantly more than fixing a small chimney with a wooden exterior. Your home’s roof configuration may play a small role in how long the job takes.
FAQs
How do I know if my chimney flashing needs to be replaced?
Make a habit of walking outside and simply looking up at your chimney flashing (if you have an unobstructed view) to spot signs of trouble, like loose or crumbling bricks. You could also hire roofers to do a thorough inspection each year, which can help pinpoint any issues before they cause serious problems.
If you begin to see signs of leaks or water infiltration around your fireplace, you’ll want to hire a roofing pro as soon as possible to pinpoint the cause. These signs include accumulated water at the fireplace base, the sound of dripping water (even if you can’t see it), damper rusting, and water stains on the interior wall surrounding the chimney area.
Should I replace the flashing around my chimney myself?
You should always assess your experience and skill level before tackling any kind of roof or chimney repair work. Simple chimney flashing repairs are more manageable for beginner DIYers than complex replacement work that includes cleaning out existing debris.
It’s also important to consider the risk of falling when working on a roof. Professional roofers have significant experience working at such heights and know how to stay safe while working on a chimney. They also typically work in pairs or larger teams, which reduces risk.
Because the average chimney reflashing cost is relatively affordable, and given the existing physical risks of roof work, many homeowners find that it’s better to hire a local roofing repair professional to take care of the work quickly and safely.
What other projects should I do at the same time?
If you’re replacing the flashing around your chimney, you might want to consider tackling related projects simultaneously. Consider the following:
Chimney inspection
Cleaning your chimney
Minor chimney repairs
Repairing the roof
Do I also need a cricket for my chimney?
In addition to flashing, a roof cricket can help divert water around your chimney so that it drains properly off your roof. It’s shaped like a double triangle and is installed behind the chimney so that falling water spills evenly down each side. This helps prevent water from accumulating behind your chimney, which can increase water damage and the risk of leaks.
The International Building Code (IBC) requires cricket installation if a chimney built after 2012 measures over 30 inches in width. Chimneys constructed before that date are typically grandfathered in and aren’t required to have crickets installed, though you may want to consider installing one to help prevent water damage to your roof.
On average, installing a cricket costs anywhere from $150 to $500. A roofing company can take care of this work for you, and will generally build the cricket specifically to your roof’s aesthetic and your chimney’s dimensions.
What should I consider when hiring a professional to replace my chimney flashing?
Aside from cost, the most important things to look for in a professional roofing company are experience and skill. When evaluating candidates, consider the following tips to pinpoint those companies with the requisite ability and proven track record:
Get referrals from friends, family, neighbors and colleagues. Ask the referring person what kind of experience they had with the company. Did the roofers leave a mess or clean up after themselves? Did they complete the work within the promised time frame? Were they polite and professional?
Use the internet to search for highly rated roofing companies near you and make a list. Look for testimonials and independent reviews for each company, and make sure you verify whether the roofing company has the required state license and insurance.
Personally interview representatives of your top three or four candidates. It’s also a good idea to review any proposed agreement in writing before you make a final decision, and definitely get a signed contract before you make the first payment or let the company begin work.
