Chimney flashing problems cause 40% of roof leaks in Irish homes. If you’ve noticed water stains near your chimney or damp patches on your chimney breast, failing flashing is likely the culprit. Here’s everything you need to know about chimney flashing repair in Ireland.
What is Chimney Flashing?
Chimney flashing is the waterproof seal between your chimney and roof. It’s typically made of lead (traditional) or modern alternatives like EPDM or aluminium. This critical component prevents rainwater from entering the gap where your chimney meets the roof tiles.
The Two Parts of Chimney Flashing
- Step Flashing: Overlapping pieces that follow the roof slope up the chimney sides
- Counter Flashing: The top layer embedded into chimney mortar joints
Both must work together. If either fails, water gets in.
⚠️ 7 Warning Signs Your Chimney Flashing Needs Repair
1. Water Stains on Ceiling Near Chimney
Brown or yellow stains on the ceiling around your chimney indicate water penetration.
2. Damp Patches on Chimney Breast
Interior dampness on the wall where your chimney runs through the house.
3. Visible Gaps or Lifted Flashing
You can see daylight or gaps between flashing and chimney/roof from outside.
4. Cracked or Crumbling Mortar
The mortar holding counter flashing in place has deteriorated.
5. Rust Stains on Chimney
If you have older galvanized flashing, rust indicates failure.
6. Flashing Pulling Away
The metal has separated from the chimney stack.
7. Leaks Only During Heavy Rain
Flashing often fails under pressure from heavy Irish rainfall.
Seeing any of these signs? Get a free inspection →
💰 Chimney Flashing Repair Costs Ireland 2025
| Repair Type | Price Range | Average |
|---|---|---|
| Minor flashing re-seal | €150 - €350 | €250 |
| Step flashing repair (one side) | €300 - €500 | €400 |
| Full flashing replacement | €600 - €1,200 | €850 |
| Lead flashing upgrade | €800 - €1,500 | €1,100 |
| Emergency flashing repair | €400 - €800 | €600 |
Price factors:
- Chimney height and access
- Single vs double-storey
- Lead vs alternative materials
- Scaffolding requirements
- Extent of water damage
Lead vs Modern Flashing Materials
Traditional Lead Flashing
Pros:
- ✅ Proven 100+ year track record
- ✅ Extremely durable (50-100 years)
- ✅ Malleable—moulds perfectly to shape
- ✅ Self-healing minor scratches
- ✅ Preferred for period properties
Cons:
- ❌ More expensive
- ❌ Theft risk (lead has scrap value)
- ❌ Environmental concerns
- ❌ Requires skilled installation
Modern Alternatives (EPDM, Wakaflex, Ubiflex)
Pros:
- ✅ Cheaper initial cost
- ✅ No theft risk
- ✅ Faster installation
- ✅ Good for DIY repairs
- ✅ 25-40 year lifespan
Cons:
- ❌ Shorter lifespan than lead
- ❌ May not suit period properties
- ❌ Can degrade in UV exposure
- ❌ Not as malleable
Our Recommendation
For most Dublin homes, lead flashing remains the gold standard. The higher upfront cost is offset by longevity. For modern builds or tight budgets, quality EPDM alternatives work well.
🛠️ Can I DIY Chimney Flashing Repair?
DIY-Appropriate Repairs
Some minor repairs are manageable for competent DIYers:
- Re-sealing edges with flashing tape (temporary fix)
- Applying roof sealant to small gaps
- Cleaning debris from flashing areas
NEVER DIY These Repairs
⚠️ Call a professional for:
- Full flashing replacement
- Lead work installation
- Repairs requiring roof access/scaffolding
- Anything on roofs higher than single-storey
- Chimney stack repointing
Why? Working at height is dangerous. Falls from roofs are a leading cause of DIY injuries in Ireland. Professional roofers have insurance, safety equipment, and expertise.
Step-by-Step: Professional Flashing Repair Process
1. Inspection (30-60 minutes)
Our roofer examines the entire chimney area, inside and out.
2. Quote & Approval
Detailed quote with photos showing exactly what needs fixing.
3. Scaffolding Setup (if needed)
For multi-storey homes or complex access.
4. Remove Old Flashing
Carefully strip failed materials without damaging tiles.
5. Prepare Surfaces
Clean chimney brickwork, chase out mortar joints for counter flashing.
6. Install New Flashing
Step flashing placed first, then counter flashing set into mortar.
7. Water Test
Simulate rain to verify watertight seal.
8. Cleanup & Inspection
Remove debris, final quality check.
Preventing Future Flashing Problems
Annual Chimney Inspection
Check flashing condition yearly, especially after winter storms.
Keep Chimney Clean
Bird nests, moss, and debris accelerate deterioration.
Maintain Chimney Pointing
Failed mortar leads to flashing failure.
Clear Gutters
Blocked gutters cause water backup that damages flashing.
Address Issues Early
Small repairs cost €200. Ignoring them leads to €2,000+ water damage.
❓ Chimney Flashing FAQs
How long does chimney flashing last?
- Lead: 50-100 years
- Modern alternatives: 25-40 years
- Galvanized steel: 15-25 years
Why does my chimney only leak in heavy rain?
The flashing has minor gaps that overflow during downpours. This will worsen—repair soon.
Can flashing be repaired or does it need full replacement?
It depends on the extent of damage. Minor issues can be sealed; widespread failure needs replacement.
Is chimney flashing covered by home insurance?
Usually only if caused by a specific event (storm damage). Wear and tear is not covered.
Do I need scaffolding for flashing repair?
For single-storey roofs with good access, often no. Multi-storey homes usually require scaffolding.
📞 Get Your Free Chimney Flashing Inspection
Water coming in around your chimney? Don’t wait for it to get worse.
Our experienced roofers will:
- ✓ Inspect your chimney and flashing
- ✓ Identify all problem areas
- ✓ Provide a detailed quote
- ✓ Offer temporary protection if urgent
📞 Call: +353 89 981 9675 | WhatsApp us →
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