roof leak repair services
Local leak diagnosis and repair across the Houston metro.
Is it a skylight leak or just condensation?
It is a leak when water appears during rain; it is condensation when moisture appears on dry, cold mornings. Skylight condensation is moisture that forms on the inside glass when warm indoor air meets cold glass. It beads on the glass, runs down, and drips from the frame. It happens without a drop of rain outside.
The test is simple. Note the weather when the water shows up. Rain outside plus water inside means a leak. Dry weather plus cool mornings means condensation. Houston sees both. Winter mornings drop into the 40s, and indoor heating pushes warm humid air against cold skylight glass. The result looks like a leak and scares homeowners every January.
Condensation still deserves attention. Chronic condensation rots the wood trim around the skylight and feeds mold. Lower the indoor humidity with ventilation or a dehumidifier. A leak needs a roofer. Condensation needs airflow.
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Why do skylights leak?
Skylights leak because the flashing kit or the rubber gasket around the frame has failed. A skylight is a hole in the roof. Every seal around that hole works against gravity, wind-driven rain, and 50 inches of annual Houston rainfall (NOAA climate normals).
- Failed step flashing: The metal pieces that weave the skylight into the shingle courses lift, crack, or separate from the frame.
- Cracked or rotted curb: A skylight curb is the wooden frame that lifts the skylight above the roof surface. Water that gets under the flashing soaks the curb wood until it rots.
- Clogged weep holes: Skylight frames carry small drainage channels. Debris blocks them, and trapped water overflows inside.
- Aged rubber gaskets: The gasket between the glass and the frame hardens after 15 to 20 years and stops sealing.
- Installation shortcuts: Skylights set without a curb, or flashed with caulk instead of step flashing, leak from year one.
Age concentrates the risk. Most skylight leaks appear between years 10 and 20, when the flashing seal lines and the gaskets reach the end of their service life at the same time.
How does a roofer diagnose a skylight leak?
A roofer diagnoses a skylight leak with a staged hose test that starts at the curb and moves upward through the flashing courses. Water that enters at the top flashing can travel down the frame and drip from the bottom trim. The stain location lies. The hose test does not.
The test starts at the curb. Low-flow water runs against the bottom of the skylight for 15 minutes while a helper watches inside for drips. Dry? Move up one flashing course and repeat. The failing course reveals itself when water appears inside. The roofer then inspects that course directly: the step flashing laps, the counterflashing seal, the gasket line, and the curb wood.
Attic inspection runs alongside the test. Dark or soft decking around the skylight shaft shows how long the leak has run. Staining on the shaft framing points at the entry course. A full diagnosis maps the entry point before any shingle comes off.
What does skylight leak repair involve?
Skylight leak repair means replacing the flashing kit, resealing the curb, and rebuilding a rotted curb before the unit goes back on. The crew removes the shingles around the skylight first. The old flashing kit comes off. The curb gets inspected for rot.
A sound curb gets a new flashing kit. Step flashing weaves into each shingle course around the frame. Counterflashing or the manufacturer head flashing caps the top. Ice-and-water membrane wraps the curb before the flashing goes on. A rotted curb gets rebuilt with pressure-treated lumber, then flashed the same way. The skylight unit itself goes back on only when the frame and gaskets pass inspection.
Manufacturer kits fit best. VELUX and other makers sell flashing kits matched to their units. Local roof leak repair services stock the common sizes. Call (619) 775-3787 to get the leak diagnosed and the repair scheduled.
When should you replace the skylight instead?
You replace the skylight instead when the frame is rotted, the seal between the glass panes has failed, or the unit is more than 20 years old. Fogged glass between the panes means the insulated glass seal has broken. No flashing repair fixes that. The unit needs replacement.
The decision runs on three checks. Frame check: soft or crumbling wood means the unit has lived its life. Glass check: fog or mineral deposits between panes mean the seal is gone. Age check: past 20 years, the gaskets and frame sit at the end of their rated life even when they look fine. Two failed checks point to replacement.
Replacement costs more than repair. Reported ranges of $300 to $800 cover resealing and a new flashing kit. A full unit replacement with new flashing runs above that range. Pair the replacement with the next roof when the timing is close, since the flashing kit gets replaced either way.
How much does skylight leak repair cost in Houston?
Reported cost ranges for skylight leak repair in Houston run $300 to $800 for resealing and a new flashing kit. That range covers the crew visit, the flashing kit, the membrane, and the shingle work around the unit. A rotted curb rebuild adds a few hundred dollars in material and labor.
Three factors move the price. Skylight size sets the flashing kit cost. Two-story height adds staging time. Curb rot adds carpentry hours. The reported roof repair cost ranges in Houston place skylight work in the moderate tier.
Insurance covers sudden storm damage to skylights, not age. Hail that cracks the glass qualifies. A 20-year-old gasket that finally gives out does not. Document the storm date and the damage with photos before calling.
How do you prevent skylight leaks?
You prevent skylight leaks by clearing debris from the curb and flashing each spring and resealing the counterflashing joint every 5 to 8 years. Leaves and branches pile against the top flashing and dam water. That standing water finds every weak seal line.
Ground-level checks catch most problems early. Binoculars show lifted flashing corners and cracked seal lines. The attic check shows dark decking around the shaft before the ceiling stains. A 10-minute look each spring and each fall keeps the skylight on the maintenance list instead of the emergency list.
Skylight leak, skylight leak repair Houston, skylight condensation: call now at (619) 775-3787 for fast local help. A small drip at the frame becomes a rotted curb when it waits.
Fast answers
Common roofing questions
Does a leaking skylight mean the whole roof is bad?+
No. A leaking skylight usually means the skylight or its flashing has failed, not the whole roof. The field shingles around a 10-year-old skylight are often fine. The diagnosis isolates the skylight from the roof. Replacing the flashing kit fixes most leaks without touching the field.
Can I caulk around the skylight myself?+
A homeowner can caulk the visible trim, but the leak usually sits under the flashing where caulk cannot reach. Surface caulk buys a few months at best. The durable fix replaces the flashing kit and reseals the curb. That work needs the shingles around the skylight lifted.
How long does a skylight last?+
A skylight lasts 15 to 20 years in Houston. The frame, gaskets, and flashing age on the same schedule as the shingles around it. Past 20 years, the seal between the glass panes often fails and the glass fogs. Plan the replacement with the next roof or the next flashing job.
Do skylight leaks damage the roof deck?+
Yes, when the curb rots. Water that gets under the flashing soaks the wooden curb. Rotted curb wood spreads rot to the surrounding decking. A skylight leak left for a year can turn a $500 resealing job into a $1,500 curb and decking repair.
Related roofing help
chimney flashing repair guide
The other classic penetration leak: flashing at the chimney.
fall roof inspection checklist
Seasonal checks that catch flashing and seal wear early.