How to Inspect Roof Flashing — Everett, Washington
Complete checklist with climate-adjusted recommendations for Everett, Washington
Overview
Flashing seals the joints where your roof meets chimneys, vents, skylights, and walls. Gaps, rust, or lifted flashing are among the most common causes of roof leaks. A biannual visual inspection from the ground or a ladder can catch problems before they cause interior water damage.
Step-by-Step Guide
Gather binoculars and inspect from the ground first
Before climbing a ladder, scan the roof from the ground using binoculars. Look for areas where metal flashing is visible around the chimney, plumbing vents, skylights, dormers, and where the roof meets exterior walls. Note any obvious gaps, lifted edges, or rust streaks.
Check chimney flashing
Chimney flashing has two layers: step flashing along the sides and counter-flashing embedded in the mortar joints. Look for separation between the counter-flashing and the chimney masonry, missing or rusted step flashing pieces, and old caulk that has cracked or pulled away.
Inspect vent pipe flashing
Each plumbing vent pipe protruding through the roof has a rubber boot and metal base plate. Check for cracked rubber, gaps between the boot and the pipe, and rust on the metal base. These boots typically last 10-15 years before the rubber degrades.
Examine skylight flashing
Inspect the metal flashing around all four sides of each skylight. Look for lifted corners, missing sealant, or debris dammed against the uphill side. Check the skylight glass or plastic for cracks while you are looking.
Check wall-to-roof transitions
Where a lower roof meets a vertical wall (such as a second story wall or dormer), step flashing should be woven between each course of shingles and tucked behind the siding. Look for missing pieces, exposed nail heads, or siding installed over the flashing without clearance.
Look for interior signs of flashing failure
From inside the attic, use a flashlight to check the underside of the roof near flashing locations. Look for water stains, damp insulation, mold, or daylight peeking through. Stains near the chimney or along walls are strong indicators of flashing failure.
Document problem areas
Photograph any issues you find from multiple angles. Note the location, type of flashing, and condition. This documentation will be valuable if you need to hire a roofer, file an insurance claim, or track the issue over time.
What You'll Need
Tools
- - Binoculars
- - Extension ladder (if safe roof access is possible)
- - Flashlight (for attic inspection)
- - Camera or smartphone
- - Non-slip shoes
Cost Estimates
DIY Cost
$0 (visual inspection only)
Professional Cost
$200 - $600 for flashing repairs; $500 - $1,500 for full chimney re-flashing
Safety Tips
- Never walk on a wet, icy, or steeply pitched roof. Use binoculars from the ground instead.
- Set up ladders on firm, level ground. Have a helper hold the base.
- Do not lean beyond the edge of the ladder. Maintain three points of contact at all times.
- Avoid inspecting the roof during high winds or storms.
- If the roof pitch is greater than 6:12, leave the inspection to a professional with fall protection equipment.
When to Call a Professional
Call a licensed roofer if you find separated chimney counter-flashing, extensive rust on metal flashing, active water stains in the attic near flashing areas, or if you cannot safely access the roof to inspect. Flashing repairs require precise installation to prevent leaks.
Pro Tip
When a roofer replaces shingles, insist on new step flashing rather than reusing old pieces. Old step flashing is a leading cause of leaks on newly re-roofed homes. The incremental cost of new flashing is minimal compared to a future leak repair.
Common Mistakes to Avoid
- Using roof sealant or caulk as a permanent fix for flashing gaps. Caulk is a temporary patch that will fail within 1-3 years. Proper flashing repair requires mechanical fastening and overlapping metal.
- Walking on the roof unnecessarily, which can damage shingles and create new leak points.
- Ignoring small rust spots on flashing. Rust spreads and will eventually eat through the metal.
- Failing to check the attic side for signs of leaks. Water can travel along rafters before dripping, making exterior visual inspection alone insufficient.
Local Roofers in Everett
Roof Pros NW
Federal Way, WA
(206) 319-7096
Vanguard Roofing LLC
Federal Way, WA
(253) 391-8060Wright's Roof Cleaning
Federal Way, WA
(253) 240-6605Allied Roofing Installation Service
Federal Way, WA
(253) 263-1604Founding Member
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Everett Housing Market
Median Home Price
$575,000
Homes for Sale
119
Price per Sq Ft
$402
Local Pros
507
Home Service Professionals Near Everett
Median Household Income
$81,502
Median Home Value
$532,300
Median Rent
$1,675/mo
Homeownership Rate
50%
Population
111,083
Median Year Built
1980
Source: U.S. Census Bureau, ACS 2023 5-Year Estimates
Fair Market Rents — Everett
Studio
$2,074/mo
1 Bedroom
$2,146/mo
2 Bedroom
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3 Bedroom
$3,272/mo
4 Bedroom
$3,847/mo
Source: HUD FY2026 Fair Market Rents — Seattle-Bellevue, WA HUD Metro FMR Area
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How to Check for Moss or Algae Growth on Your Roof
Moss and algae thrive on north-facing slopes and shaded areas with persistent moisture. Left untreated, moss roots work under shingles, lifting them and allowing water to penetrate. Algae creates unsightly dark streaks that reduce curb appeal. Early detection and treatment prevents costly roof damage.
How to Inspect Vent Pipe Boots on Your Roof
Vent pipe boots are rubber or neoprene gaskets that seal around plumbing vent pipes where they penetrate the roof. Over time, UV exposure and temperature changes cause the rubber to crack and split, creating one of the most common and easy-to-miss sources of roof leaks.