Flashing, Chimney & Skylight Repair in Des Moines, IA

Des Moines sits where the Des Moines and Raccoon rivers meet, on flat to gently rolling glacial till under silver maples, oaks, ash and elms, and that geography sets up every flashing problem we see. Spring and summer thunderstorms throw large hail and straight-line derecho winds at roofs built anywhere from 1880s Sherman Hill Victorians to 1990s vinyl-and-brick subdivisions in Waukee and Ankeny. Then winter arrives with heavy snow, ice dams and constant freeze and thaw cycles. Ice and hail damage get behind the metal, and the first place water shows up inside the house is at the chimney, skylight or valley. We handle Flashing, Chimney & Skylight Repair in Des Moines with in-house bent metal, cut and formed to fit your roof, not a universal piece forced into place. If you are already chasing a leak, start with our metal roof leak repair page and we will trace it back to the flashing that failed.

Why Flashing, Chimney and Skylight Repair Is the Number One Leak Point on Des Moines Roofs

Flashing is the metal that bridges the gap between your roof panels and anything poking through them: chimney masonry, skylight curbs, dormer walls, valleys and brick sidewalls. On Des Moines roofs, that transition takes the worst of the weather. Ice dams push meltwater sideways under a lifted edge, hail dents and creases the metal, and summer heat expands panels against the masonry until the sealant bead cracks. Once water gets behind the flashing, it runs down the deck and shows up as a ceiling stain three rooms away from the actual failure.

• Ice dams back water up under chimney and skylight flashing on steep Beaverdale and Waterbury roofs every February.
• Hail dents and creases step flashing and valley metal, which opens pinholes that only leak during a hard driving rain.
• Derecho and straight-line winds lift counterflashing and pull fasteners, leaving a gap at the wall or curb.
• Older brick chimneys in Sherman Hill and Capitol East absorb water and wick it into the flashing joint from the inside.
• Skylight curbs on 1970s and 1980s south side ranches dry out and crack at the sealant line, a slow leak that rots the deck.

We see all five failure modes in a single week of Des Moines service calls, and each one calls for a different repair, not a tube of caulk.

Key info: A homeowner in Beaverdale called us after two roofers re-caulked the same chimney three times. The leak was never the caulk. The original step flashing had been nailed through the middle of each step, and ice had opened every nail hole. We rebuilt the flashing in bent aluminum and the ceiling stain stopped.

Roofing permits and inspection requirements vary by jurisdiction across Polk County, so confirm the current rules with the local building department before any repair that touches the roof deck or chimney structure. The City of Des Moines permit office publishes its current thresholds online at dsm.city.

How We Rebuild Flashing, Chimney and Skylight Details on Des Moines Roofs

We do not patch over a failed detail and hope. We open the joint, find where the water is actually entering, and rebuild the flashing as a layered system so each piece sheds water onto the one below it. Every piece is bent in-house to the exact profile of your chimney, curb or wall, which matters on the steep gables and odd angles common in Des Moines' older neighborhoods.

1. We inspect the detail from the roof and, when needed, from inside the attic to trace the actual water path.
2. We remove the old flashing, failed sealant and any rotted decking or sheathing underneath.
3. We measure the masonry or curb and bend new step, counter and apron flashing to fit.
4. We weave the new metal into the surrounding panels or shingles so water sheds correctly at every layer.
5. We seal, fasten and test the detail with a controlled water test before we leave.

That sequence is why our repairs hold through a Des Moines winter instead of failing at the first ice dam.

Key info: On a 1920s brick Tudor in Waterbury, the chimney flashing had been run as one flat piece of aluminum with caulk smeared over the top. We cut it out, bent a proper two-piece counterflashing and step flashing set, and tied it into the brick mortar joint. The homeowner had been patching that chimney every fall for six years.

If your repair turns into a bigger scope, we can walk you through a full metal roof repair assessment before anything is committed.

Flashing Repair Approaches We Use Across Des Moines

Not every flashing problem calls for the same fix. A hail-dented valley on a 1990s Ankeny subdivision roof is a different job from a rebuilt chimney detail on an 1890s Sherman Hill Victorian. The table below shows the approaches we use and when each one makes sense.

We pick the approach after we see the detail, not before, because the right fix depends on what is under the old metal.

Flashing, Chimney & Skylight Repair Cost in Des Moines: What to Expect

Most flashing repairs in Des Moines start at From $600 and go up from there. That starting figure covers a straightforward single-detail repair, such as reflashing one skylight curb or rebuilding step flashing on one chimney face. The final number depends on how much has to come apart to do the job right.

• The number of details involved: one chimney versus a chimney plus two skylights plus a valley.
• Access and roof pitch: steep gables and tall two-story homes take more setup and safety rigging.
• Material: standard bent aluminum versus copper or a specialty metal that has to match the existing roof.
• Hidden damage: rotted decking, sheathing or framing found once the old flashing comes off.
• Masonry condition: a crumbling chimney crown or spalling brick adds tuckpointing or crown work before flashing can seal.

We give you a written scope before we start, so the price you hear is the price you pay unless we find hidden damage we could not see from the roof.

Getting two or three estimates is smart on any flashing job, because the scope should match across bids. If one quote is far below the others, ask what it leaves out. Our full pricing overview explains how we build an estimate and what each line covers.

What to Look For When Hiring a Metal Roofing Contractor Near Me in Des Moines

Flashing work is detail work, and the contractor you hire matters more than the metal. Ask for proof of licensing and insurance before anyone gets on the roof, and get a certificate of insurance sent directly from the carrier, not a photocopy. Get at least two or three written estimates with a clear scope, and ask each contractor what they will do if they find rotted decking once the old flashing is off. Check references on jobs similar to yours, especially older brick chimneys or skylight curbs. Confirm who pulls the permit where one is required.

If your home sits in a historic district or an HOA, ask about design review rules before work starts, because some neighborhoods restrict visible metal and color choices. A contractor who has worked in Sherman Hill or a West Des Moines HOA will know to raise it up front.

You can reach us through our contact page to schedule an inspection and get a written estimate.

Flashing, Chimney & Skylight Repair in Des Moines: Pricing Guide

Indicative pricing, the exact cost depends on square footage, finish, and site access. Free personalized estimate within 24h at (515) 461-7188.