When the owner put a new roof on this house before I bought it, someone “forgot” to finish the flashing (not to mention “forgot” to reinstall the gutters). The chimney sweep said the first layer is done and the stone chimney has the cut-away ditch for the top edge of the second layer to go into, but there is no 2nd layer. And there is leaking (that the inspector swore was old news–anyone know if you can ever hold an inspector accountable for anything he claimed?).
How hard is it to finish the flashing? Does the first layer need to come back up? Do the shingles need to be pulled back? Needless to say, I’m kinda scared about what else might be wrong with this “new” roof… and whatever might be under it. But the quote I got on fixing the flashing was $1200!!! (Plus waiting til spring when they have time to do it!)
Since I’m scared of heights, this definitely isn’t a DIY job for me personally, but I’d like to have a bit more knowledge before hiring anyone to fix it. Thanks for any tips!
Replies
If am rading your post right, the flashing that comes up from under the shingles is in place, but the top flashing that gets mortered in and covers the lower flashing is not in place. If this is the case, a mason should easliy be able to install the flashing. If the slot is already cut, you would have to cut and bend the tin, then mud it in with a trowel and flat-jointer.
FTI - If you dont have the top flashing, it is almost worse than having no flashing at all, since it will direct the water right down the side of the chimney.
If you could post a picture, it would help with the diagnosis.
Thanks,
TTF
TTF is right about what you have to do. The second "layer" is called "counter flashing". At first the quote did sound pretty high but when I reread your post you said your chimney was stone. Brick would be pretty straight forward due to the uniformity of the mortar lines. Other factors in pricing a job like that would be: 1,2 or 3 stories, pitch of the roof, roof material {ie asphalt, slate, wood}, and material that the existing flashing {galvanized, aluminum, copper, lead coated copper}. Both the flashing and the counter flashing should be of the same material otherwise the life of the flashing will be reduced due to galvanic action of dissimilar metals. Hope this helps.
thanks for all the comments! I called the owner & explained that there must have been a disconnect in the information transfer--that his employee had said it was only the 2nd layer & the channel was already cut in the stone chimney. He immediately dropped the price from $1500 to $500, provided that if there's more to do, it will cost $250/ hour additional. When the written proposal came, it was for only $250!!! :)))
This is the ONLY good news I've gotten on this house in the past 15 months! Bear with me as I break out the champagne! :)
It also restores my faith a bit in trying to talk reason with contractors. (Now as for the recent $6000+ quote to paint 3/4 of the interior of my <2000 sf house....!)
Thanks again for your sanity checks!
--Sally
I hope you bought good champagne!
Great - happy to help and maybe save you some $$$
Good luck,
TTF