Flashing is the metal that seals the joint where your chimney meets the roof, and it's one of the most common leak points on Seattle homes. When old flashing rusts, lifts, or was never installed correctly, wind-driven rain runs straight down into the structure. Proper replacement uses layered step and counter flashing so water is shed at every course. Here's what it costs in the Puget Sound area and how to tell yours has failed.
What flashing replacement costs in Seattle
Step and counter flashing replacement on a standard roof runs about $900–$1,800. A complex or multi-plane roof — steep pitch, multiple valleys, or difficult access — runs $1,800–$2,500. Roof pitch, chimney size, and material set the figure. You get a free written quote first, and we price-match plus 10–25%.
Signs your flashing has failed
- Water stains on the ceiling or attic near the chimney.
- Rusted, lifted, or visibly separated metal at the roofline.
- Loose or cracked tar smeared over old flashing as a patch.
- Damp roof sheathing or framing around the chimney.
- Drips inside the firebox during heavy rain.
Why flashing fails on Puget Sound roofs
Our relentless rain punishes every roofline joint, and cheap or aging galvanized flashing rusts through fast. Many Seattle homes have flashing that was simply tarred over instead of properly layered — that caulk-and-tar approach cracks within a few wet winters. Freeze-thaw movement and moss buildup on shaded roofs in King, Pierce, and Snohomish counties lift the metal away from the brick, opening the exact gap water needs.
Reseal or full replacement
If the flashing is sound but a joint has opened, a reseal may hold for a while. But once the metal is rusted or was never stepped properly, a smear of caulk just buys months — proper step and counter flashing is the lasting fix. We tell you honestly which one your roof needs and quote the cheaper option when it will genuinely last. Free written quote, free second opinion, and a price-match plus 10–25%.
What Chimney Flashing Replacement Costs in Seattle (2026)
Real 2026 ranges for the Seattle–Tacoma–Everett area, with a free written quote before any work begins.
| Step + counter flashing replacement | $900–$1,800 |
| Complex or multi-plane roof | $1,800–$2,500 |
Get a free quote
See our full chimney service pricing, or learn more about Chimney Flashing Replacement. You get a free written quote before any work begins — call 206-453-2045 or request your free quote online.