Spokane County homes built before 1970 often have original step flashing and counter flashing that has corroded from repeated freeze-thaw cycles and wind-driven rain off the Palouse. When these pieces fail, water tracks behind siding or into attics on South Hill and Browne's Addition properties. Proper replacement uses 26-gauge galvanized or copper step flashing tucked under shingles and counter-flashed with a reglet or surface-mounted piece sealed to masonry. Skipping the reglet on brick chimneys is the most common shortcut that leads to callbacks within two winters.
Valley flashing on Spokane roofs must handle both heavy snow load and rapid spring melt. Many North Spokane and Spokane Valley homes have woven valleys that have been patched with sealant instead of full metal replacement. We remove the old metal, inspect for rotted decking along the valley, then install new 24-inch-wide flashing with hemmed edges and proper overlap at each course. This prevents ice dams from pushing water under shingles where two roof planes meet.
Edge cases include parapet walls on older commercial buildings downtown and skylight curbs on mid-century ranch homes. Code requires flashing to extend at least 4 inches up the wall and 6 inches under the roof covering. We also check weep holes and cricket sizing behind chimneys wider than 30 inches, details that are routinely missed on quick roof repairs.
Technician insight
In Spokane the thing that catches most people out with flashing replacement is how quickly original lead and galvanized pieces crack after thirty winters of freeze-thaw on pre-1970 homes in Browne's Addition and the lower South Hill. Homeowners often patch with sealant instead of replacing the metal, which only hides the problem until the next big snow melt.
South Hill chimney leak
Water stains appeared in an upstairs bedroom after heavy January snow. We found cracked step flashing on the north side of the chimney where it met the steep pitch. The old metal was removed, rotted sheathing replaced, and new copper step and counter flashing installed with a reglet cut into the brick. No further leaks occurred through the following spring melt.
Flashing Replacement Services We Offer
✓Chimney Flashing Replacement
Removes corroded step and counter flashing around masonry chimneys common on South Hill homes and installs new metal sealed into the brick.
✓Valley Flashing Replacement
Replaces failed valley metal on intersecting roof planes to handle Spokane snow loads and spring runoff without leaks.
✓Wall Flashing Repair
Replaces deteriorated flashing where roof meets siding on split-level homes in North Spokane to stop water entry behind exterior walls.
✓Skylight Flashing Replacement
Updates curb flashing and step flashing around aging skylights to prevent condensation and rain leaks in Spokane attics.
✓Parapet Wall Flashing
Installs new cap and base flashing on flat-roof parapets found on older downtown Spokane buildings.
Flashing Replacement Cost in Spokane, WA
| Service | Typical Range | What Affects It |
|---|---|---|
| Chimney flashing replacement | $350–$750 | Height, brick condition, and number of sides affect price |
| Valley flashing replacement | $400–$900 | Length of valley and need for decking repair |
| Wall-to-roof flashing | $250–$600 | Linear feet and siding type |
| Skylight curb flashing | $300–$650 | Size and roof pitch |
Ranges are typical for Spokane, WA and confirmed with an exact written quote before any work starts.
How it works
- 1
Site Inspection
We walk the roof and attic to locate all failed flashing, check for rotted decking, and note access challenges on Spokane's hilly lots.
- 2
Material Removal
Old flashing is cut out carefully to avoid damaging surrounding shingles or masonry while protecting gutters and landscaping.
- 3
New Flashing Installation
Step flashing, counter flashing, and valley pieces are installed with correct overlaps, hemmed edges, and sealant at masonry joints.
- 4
Final Water Test
We run water across seams and valleys to confirm no penetration before cleanup.
Pricing
Most flashing replacement jobs fall between a few hundred and low thousands depending on access and extent.