What does it cost to replace flashing on a roof?
What you are paying for
Flashing metal itself is inexpensive. Labor and access make the price: the shingles around the flashing must be unsealed and lifted without tearing, the old metal pulled, new pieces woven in, and the shingles renailed and resealed. On brick, counterflashing has to be cut into the mortar joints and sealed.
The biggest price drivers
- Which flashing: a pipe boot or a short run of step flashing is quick; a chimney with apron, step, back pan and counterflashing takes most of a day.
- Adding a cricket behind a wide chimney means framing, sheathing, metal or membrane and new shingles.
- Pitch and height: steep or two-story roofs need roof jacks, harnesses and more time.
- Siding: step flashing tucked behind siding often means removing and resetting the bottom courses.
- Brittle shingles: on an older roof, shingles crack when lifted and must be replaced, and the patch may not match.
- Rot underneath: a reputable quote lists the price per sheet of decking in case bad wood turns up.
When replacement makes more sense
Typical North Georgia roof replacements run roughly $8,000 to $16,000, and a proper replacement includes new step flashing, pipe boots and drip edge. If the roof is near the end of its life, paying to reflash it now and again at replacement is money spent twice. See roof flashing explained and roof replacement cost in Georgia.
Getting a fair quote
Ask for a written scope that names each flashing to be replaced, the metal used, whether counterflashing is cut into the mortar, and photos of the failure. A quote that says only "reseal flashing" describes a caulk job, not a replacement.