Roof Flashing Repair & Valley Leaks
When the rain gets in, we get to work.
Roofs rarely leak in the middle of a sheet. They leak where two things meet: a chimney, a wall, a valley, or anything that penetrates the covering. Flashing is what keeps those junctions watertight, and it is the first thing to fail.
Why flashing is where roofs leak
A roof covering is designed to shed water off a slope. A flashing has a harder job: it has to redirect water at a junction where the covering stops, and it has to do it while the two surfaces move differently. A chimney warms and cools at a different rate from the roof around it, and a wall does not move with the roof at all.
That movement is why flashings fail before the covering does. The sealant around them perishes, the mortar chase cracks, the metal corrodes or lifts, and water finds the gap on the next windy day.
Valleys are the same problem in a different form. A valley concentrates the water from two roof planes into one channel, so it carries far more flow than any other part of the roof. If the valley lining or its mortar has failed, or if debris has blocked the channel, water backs up and goes sideways under the covering.
Penetrations are the third category — anything that interrupts the covering, from a vent to a television mast — and every one of them is a potential entry point.
What flashing repair involves
The failed flashing is removed and the junction is prepared properly rather than sealed over the top. Old sealant and loose mortar are cleared, the surface is cleaned and dried, and the flashing is replaced or resecured so that it laps the right way and drains correctly.
Getting the lap direction right is most of the job. A flashing that is dressed the wrong way, or that relies on sealant rather than on geometry, will fail again the first time water sits against it.
On valleys, the channel is cleared so it can actually carry the flow, and the lining is repaired or replaced before the mortar around it is renewed.
- Failed flashing removed rather than sealed over
- Junction cleaned, dried and prepared before renewing
- Flashing dressed to lap and drain correctly
- Corroded metal flashing and perished lead replaced
- Valley channels cleared so they can carry the flow
- Penetrations resealed with the detail built up properly
- The repair checked for both rain and wind-driven water
Why the same flashing keeps leaking
A flashing that has been repaired more than once with sealant is usually failing for a reason sealant cannot address: the lap direction is wrong, the upstand is too short, the junction has no room to move, or the material underneath has failed.
In those cases the flashing needs rebuilding rather than resealing, which is a different job at a different cost. We would rather explain which you need than quote a seal and come back next season.
When a repair is not enough: full re-roofing
Not every roof can be saved with a repair, and pretending otherwise wastes your money. If the covering has gone porous, the sheeting has rusted through, the battens have rotted, or the same area has been repaired repeatedly, the roof has reached the end of its service life.
We arrange the whole job when that happens: strip and dispose of the old covering, replace damaged timber, battens and underlay, and install the new roof in tile, slate, IBR or corrugated sheeting, with new flashings and gutters where they are needed. If a repair will genuinely hold, we would rather do that and say so.
Flashing and junction work we handle
Chimney Flashing Repair
Chimney and flue flashing that has lifted, rusted or lost its seal, a leading cause of ceiling leaks.
Roof Valley Leaks
Valley linings and valley mortar repaired where water is getting into the junction between roof planes.
Wall Junction Flashing
The junction where a roof meets a wall, which relies entirely on flashing and a correct upstand.
Penetration Sealing
Vents, masts, flues, pipes and cables sealed where they pass through the covering.
Lead And Metal Flashing
Lead and metal flashing repaired or renewed at the details it protects.
Apron And Step Flashing
Apron and step flashing repaired where a roof meets a vertical surface.
Valley Replacement
Valley linings replaced where they have corroded or perished beyond repair.
Roof Joint Leaks
Joints between sections and between materials that have opened up and are letting water through.
Flashing After Storm Damage
Flashing bent, torn or pulled loose by wind, refixed or replaced.
Other roof repair services
Every service below is handled by the same team, so a leak that turns out to be a different problem is not a second appointment.
- Roof Leak Repair
- Emergency Roof Repair
- Roof Waterproofing
- Roof Leak Detection & Roof Inspections
- Roof Replacement & Re-Roofing
- Storm Damage Roof Repair
- Thatch Roof Repairs
- Tile Roof Repairs
- Metal Roof Repair & IBR Sheeting
- Flat Roof Repairs
- Gutter Repair & Downpipe Repairs
- Ceiling Leak Repair & Water Damage
- Roof Repair Cost & Quotes
- Commercial Roof Repair & Industrial Roofs
- Roofers & Roof Installers
How urgent is your roof problem?
Choose the rating that best describes the problem. Ratings 7–10 enter the genuine emergency queue. For urgent jobs rated 1–6, Priority Booking can move you ahead by one standard booking when the next non-emergency slot is available.
Areas we cover
Flashing and valley repair dispatch across South Africa’s major cities.
Flashing and valley terms we help with
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Need help with a leaking roof?
Call Pete on 081 554 9231 or send a WhatsApp message with your location and photos of the problem.