Skylight and Penetration Flashing in Richmond, CA
A leak beside a skylight on a Richmond workshop roof usually needs more than a bead of sealant around the frame. The water may be coming through a split in the curb flashing, a worn seam next to the curb, or the skylight unit itself, where the glazing or frame gasket has failed. Those are different repairs, and only some of them are roofing work. We find out which one is leaking before quoting a fix.
On a manufacturing plant roof, skylights often sit above production lines, so we also plan around equipment, dust protection and shift schedules inside. Around the Port of Richmond, we check the curb, the glazing joint and the roof flashing separately, since each fails in its own way. If the insulation around the skylight is wet, that goes into the repair too. The estimate covers the whole flashing repair and the wet insulation, not just a patch over the visible split, and lists anything that needs a glazing contractor. We also ask who can open the space below and when, before we schedule the visit.
Find where the water gets in
Where the water shows up inside does not always tell you where it enters. It can run along the deck or a beam before dripping. We check the curb flashing, the corners, the seams nearby and the skylight frame, and on a roof leak repair we may water-test sections to confirm the source. A coat of roof coating over the split will not fix a wet curb or a cracked skylight frame.
You should know exactly what the new flashing will tie into and why the old flashing failed. Sometimes the repair has to extend past the split to reach solid membrane. We measure that area and list the tear-off and rebuild, keeping suspected wet spots separate from what we have confirmed. If opening the roof shows more damage, we photograph it and get your approval before going further. The opening stays sealed while you decide, so a small repair does not turn into an open hole waiting on paperwork.
Check what is under the flashing
A leaking skylight or pipe flashing often leaves wet insulation a few feet out from the curb. We take cores and confirm what is wet before choosing materials. A repair that includes insulation and cover board replacement lists the tear-off, disposal and new layers wherever the cores show wet board. New flashing on top of wet insulation will not last; the moisture stays and the board breaks down.
The flashing materials have to match the roof and bond to the curb. One flashing product does not work on every membrane or curb surface. When you compare repair options, the same insulation work should show up in each, so you are comparing flashing methods and not cheaper scopes. A bid that skips the curb prep or the wet insulation can look lower but leaves the roof short. If the repair raises a design or structural question beyond the flashing, we flag it for the right professional.
A skylight curb has three parts that matter: the vertical flashing up the curb, the base where it meets the roof and the top where the skylight frame sits on it. We check all three before deciding what can stay, because a good-looking roof around the curb does not prove the curb wood is sound. The estimate separates our roofing work from glazing or frame repairs, and notes anything that has to be fixed before we flash. That way new flashing never goes against a frame that still needs adjusting.
Work with the other trades
Some skylights and penetrations need another trade before the roofing can start. A skylight with a cracked dome or failed gasket needs a glazing contractor. A vent or exhaust fan may need a mechanical contractor to disconnect it. We find out who handles each item and schedule our flashing right after. The same applies to equipment curbs and supports, where the unit has to be moved before the curb can be reflashed. New flashing on the roof does not mean the skylight above it is ready.
We plan around your building’s rules on access, interior areas and equipment. Separate work windows can add setup and protection time beyond the flashing itself. You should see those costs before comparing prices, and the opening stays sealed while another trade or an added finding is sorted out. For any connection repair in Richmond, we confirm the roof area, the right contact for the building and whether we will need interior access or dust protection before we schedule the crew.
Match the flashing to the roof
On a PVC roof, skylight and pipe flashing is usually done with PVC flashing membrane and pre-formed boots, heat-welded to the field sheet. On an EPDM roof, flashing uses EPDM-compatible tape and uncured flashing, with different surface prep. The two are not interchangeable, and neither bonds well to an unknown old patch. So we confirm what is on the roof first, and the estimate shows the flashing, insulation work and any other trade’s tasks for whichever option you choose.
We check the manufacturer’s details for the roof system before ordering parts. Cleaning and priming the surface is one step; confirming the insulation below is dry is a separate one, and we do both. The skylight unit may need its own evaluation even when the roof flashing can be fixed. We say so plainly instead of folding it into a broad flashing price. A fair comparison shows what each option repairs, what work is needed either way and where another trade has to do something first. On Pinole jobs, we split the membrane and curb repair from glazing or frame work, which goes to a qualified skylight contractor.
Records after the repair
For owners near the Port of Richmond, we record each skylight and penetration we repaired, the roof materials around it and what we installed. We take photos with the roof open, showing the insulation and curb before the new flashing goes on, and note any inspections or tests done. A photo of the finished flashing cannot show what is under it, so the in-progress photos matter.
If your roof has a manufacturer warranty, compare its repair rules with the materials we used before you plan more work. Get unclear terms answered in writing and keep that answer with the job record. You end up with a clear record of the roof flashing we fixed and a separate list of glazing, equipment or untested insulation that still needs attention. If the skylight leaks again, you can tell quickly whether the problem is in our flashing or somewhere else around the opening.
Commercial Roofing Questions
Is sealant around a skylight a permanent fix?
No. Sealant can stop a leak for a short time, but a lasting repair means replacing the failed flashing, fixing any wet insulation and tying new flashing into sound membrane.
What work around a skylight is not roofing?
Cracked domes, failed gaskets and frame repairs belong to a glazing or skylight contractor. Vents and fans may need a mechanical contractor. We schedule our flashing around their work.
Does the size of the split tell you how much to tear out?
No. Water often spreads into the insulation past the visible split. We core around the curb, replace what is confirmed wet and get your approval if we find more once the roof is open.
How should I compare flashing repair bids?
Check that each bid covers the same tear-off, wet insulation repair and curb prep, and uses flashing made for your roof system. Also check whether glazing or mechanical work is included or left to others.
Tell us which skylight or pipe is leaking
