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AfterFlashing Repair in Miami, FL
Flashing repair in Miami typically costs between $350 and $1,200 depending on how much metal needs replacing, where the leak is, and how difficult the access is. Most flashing repairs take a single crew between two and six hours. If water is getting in around your chimney, skylight, walls, or valleys, the flashing is almost always the first place we look, and it’s a repair we complete same-day in most cases. Call (850) 613-1762 and we’ll give you a written price before any work starts.
This is a focused look at flashing repair, which falls under our broader Roof Repair service. If you’re dealing with a leak elsewhere on your roof, start there. If you’ve already traced the problem to flashing, you’re in the right place.
Flashing is the sheet metal, usually aluminum, galvanized steel, or copper, that seals the joints where your roof meets something else: a chimney, a wall, a skylight, a vent pipe, or the valley where two roof slopes come together. When flashing fails, water gets behind it and into the house-our Leak Repair team sees this often. In Miami, flashing fails faster than in most of the country because of the salt air, the intense UV, and the daily thermal expansion that comes with a hot roof cooling fast after an afternoon thundershower. We replace flashing with metal matched to the job, and we stand behind it in writing.
Tilehurst Roofing Miami is part of the Kingswell family of roofing companies, founded in 2000. Greg Holloway runs our Miami crew. Every flashing repair we do starts with a written price, ends with a written guarantee, and is covered by the 365-Day Done Right Promise: if it’s not done right, we make it right for a full year.
When You Need Flashing Repair
Here are the signs we see most often on Miami homes, from Coconut Grove to Kendall to Miami Shores:
- Water stains on the ceiling near a chimney or wall. A brown ring that grows after rain usually means the flashing at that penetration has separated or corroded. The stain is often six to ten feet from where the flashing actually failed, because water travels along framing before it shows up inside.
- Water in the attic after a heavy afternoon storm. Miami’s daily summer rains mean a flashing leak will show itself quickly. If you see damp spots on rafter tails or sheathing near a valley or skylight, that’s flashing territory.
- Loose, lifted, or missing metal at roof joints. Walk around the house and look up. If you see metal that’s bent upward, rusted through, or missing entirely at the base of a chimney or along a wall, water has a direct path in.
- Granules or rust streaks running down the roof. Rust-colored staining below flashing is a sign the metal is deteriorating and shedding oxide into the roof deck. That’s not cosmetic; that’s metal on its way out.
- Caulk or tar patched over old flashing. We see this constantly, especially on older Coral Gables and Little Havana homes. Someone smeared roofing cement over a flashing problem instead of replacing the metal. It works until it doesn’t, which in Miami is usually about one season.
- Visible daylight through the roof at the joints. Rarely, a homeowner goes into the attic on a bright day and sees light. That’s a flashing gap or a rotted deck section, and it needs attention by a trained roofer, not a handyperson with a caulk gun.
One specific note about Miami: salt air from Biscayne Bay and the Atlantic accelerates galvanic corrosion where dissimilar metals meet. A piece of aluminum flashing held in contact with a copper valley or a steel nail will eat itself faster than the same setup inland. We choose materials that don’t react, and we check how the old flashing was fastened so the new work doesn’t inherit the same problem.
Our Flashing Repair Process
Here’s how a flashing repair with Tilehurst Roofing Miami goes, step by step, so you know what to expect before the crew arrives:
- You call and talk to a live person. No voicemail tree. You call (850) 613-1762, tell us what you’re seeing, and we schedule a time that works. If water is actively entering your home, we’ll prioritize the visit same-day or next morning.
- We inspect the flashing and the surrounding roof. Greg or one of our background-checked technicians gets on the roof and looks at the flashing itself, plus the shingles, underlayment, and decking around it. A flashing leak is sometimes just the flashing; sometimes it’s what the flashing was attached to. We find out before we quote, not after.
- You get a written price before any work starts. The quote lists the materials with manufacturer names, the linear feet of flashing, the labor, and the guarantee terms. This is the Kingswell Way: say the price before the work, so there are no surprises at the door. You approve it, or you don’t. No one starts anything until you do.
- We remove the old flashing and inspect the underlayment. Bad flashing often hides rotted decking or failed underlayment beneath it. If we find that, we’ll show you photos and explain what it costs to fix before we proceed. Our rule: no hidden damage charges that appear after the fact.
- We install new flashing, matched to the roof and the climate. That means the right metal, the right gauge, and the right fastening method. We fasten flashing mechanically where the roof allows and seal transitions with a quality sealant, never a smear of tar that will crack by next June. Material choices include Atlas, IKO, and Tamko accessory lines when the roof calls for a specific match, and standard mill-finish aluminum or galvanized steel for most other residential work.
- We test, photograph, and hand you the written guarantee. We water-test the repair before we leave. You get the guarantee in your hand that day, not mailed two weeks later. That guarantee, under our 365-Day Done Right Promise, means if the repair fails inside a year, we return and correct it at no charge.
Flashing Repair Pricing in Miami
Flashing repair in Miami ranges from about $350 for a simple pipe-boot or vent-pipe replacement to $1,200 or more for a full chimney flashing replacement with counterflashing and a partial re-flash of the surrounding shingles. For a broader look at pricing, see our guide on How Much Does Roof Repair Cost? (2026 Price Guide) - Miami, FL. Here’s what we see across the Miami market, including neighborhoods like Kendall, Doral, Hialeah, and Coral Gables:
- Vent pipe or plumbing stack boot: $300 to $500, including new rubber boot and seal. Most common flashing repair we do. Takes under two hours.
- Wall or step flashing section (up to 10 linear feet): $450 to $800. Cost depends on whether we need to lift and re-seat existing shingles or replace damaged ones.
- Chimney flashing and counterflashing: $700 to $1,400. Chimneys at the roofline are the highest-wear flashing point on any home. This often includes stripping the surrounding area, new base flashing and step flashing, and a new counterflashing cut into the mortar.
- Skylight flashing replacement: $500 to $950. Cost depends on whether the skylight manufacturer’s flashing kit is still available or we fabricate a custom piece.
- Valley flashing replacement: $600 to $1,200 for an average Miami-valley length of 8 to 14 feet. Valleys carry more water than any other roof plane and need heavy-gauge metal installed correctly.
- Full perimeter flashing package (all penetrations): $1,400 to $2,600. This makes sense when a single older roof has multiple failing flashings, and fixing them piecemeal would cost more over time.
What raises the price: roof pitch, height, access (a chimney flashing on a two-story with a steep pitch costs more than a vent boot on a low ranch in Kendall), existing damage underneath, and the metal type. Copper is beautiful and lasts decades, but it runs roughly three times the cost of aluminum. We’ll quote you the metal that fits your roof and your budget.
Every quote is free. We give the written number before any work begins, and that number is the number you pay. If we find additional damage during the job, we stop and re-quote. You never get a revised bill at the end.
FAQs – Flashing Repair
How much does flashing repair cost in Miami?
Flashing repair in Miami generally costs between $350 and $1,200, with most repairs landing around $500 to $700. The price depends on the type of flashing, the size of the area, and roof accessibility. Call (850) 613-1762 for a free written estimate, and that number is what you’ll pay before we start.
Can you fix flashing the same day?
In most cases, yes. If you call before mid-morning and we have an open slot, we can complete a vent-pipe, skylight, or wall flashing repair the same day. Larger chimney or valley jobs may require a half-day or a full day depending on the condition of the surrounding roof. We’ll tell you when you call what the schedule looks like.
Is it cheaper to repair flashing or replace the whole roof?
Repair is almost always cheaper, provided the rest of the roof has life in it. Replacing a few pieces of flashing is a few hundred dollars; replacing an entire roof is many thousands. The exception is when a roof has multiple failed flashings and the shingles themselves are near the end of their life; at that point, a full replacement may be the better use of your money. We’ll give you an honest read on that, not a sales pitch.
Can I fix flashing myself?
We don’t recommend it. Flashing work often involves working near roof edges, on ladders, and around chimney stacks, which carries fall risk. Proper flashing repair also requires knowing how to remove and re-seat shingles without creating new leaks. A hand-applied Flat Roof Patch of roofing cement rarely survives one Miami summer. Our technicians are background-checked and carry their own safety equipment, and we stand behind the work in writing.
Does Tilehurst Roofing warranty flashing repairs?
Yes. Every flashing repair is covered by a written guarantee that’s handed to you the day the work is done, and by our 365-Day Done Right Promise, which covers the work for a full year. If the flashing fails inside that guarantee period, we return and correct it at no charge. A live person answers when you call, 24 hours a day, 7 days a week.
Do you work with all roofing materials, or just shingles?
We work with all major residential roof types in Miami, including asphalt shingles, tile roofs, metal roofs, and flat/low-slope roofs with modified bitumen or TPO. Flashing details differ by roof type, and we match the repair to the system, not just to the metal in the truck. Our material options span seven manufacturers, including GAF, CertainTeed, Owens Corning, IKO, Atlas, Tamko, and Boral, so the flashing and surrounding materials actually fit the roof.
Written by Greg Holloway, Owner at Tilehurst Roofing Miami, serving Miami.