Chimney flashing in Skokie homes often fails at the step flashing and counterflashing joints where older brick chimneys meet asphalt shingles. Lake Michigan humidity drives repeated freeze-thaw cycles that crack mortar and lift metal edges, allowing water to enter the attic along the chimney chase. We replace deteriorated copper or aluminum flashing with new material that extends at least six inches under the shingles and four inches up the masonry, then seal the top edge with high-temperature caulk rated for Illinois winters.
Many Skokie properties built before 1970 in neighborhoods like Devonshire and Old Orchard still have original lead flashing that has thinned from decades of acid rain and snow load. When we remove failed flashing we inspect the cricket or saddle behind the chimney for rot, because water that bypasses the flashing quickly saturates the sheathing on the high side. We also check that the flashing termination sits above the finished roof plane by at least two inches to prevent snow melt from pooling against the masonry during heavy lake-effect storms.
Cook County building practices require step flashing to be woven with each course of shingles rather than surface-mounted, a detail that prevents wind-driven rain from entering during summer thunderstorms common in Evanston and Lincolnwood. Homeowners sometimes attempt to coat existing flashing with asphalt cement, but this traps moisture against the metal and accelerates corrosion. Proper repair includes removing the lower courses of shingles, installing new step flashing, and reinstalling shingles with proper headlap so the repair lasts through multiple seasons of Skokie weather.
Technician insight
In Skokie the thing that catches most people out with Chimney Flashing Repair is how Lake Michigan freeze-thaw cycles push water under lead flashing that was never properly stepped into the brick on 1960s homes in Old Orchard and Downtown Skokie. Homeowners often try sealant alone, but once the metal has lifted the only fix is full removal and new woven flashing.
Devonshire Chimney Leak After Heavy Snow
Water stains appeared on a second-floor ceiling after a March snow melt in a Devonshire split-level. We found the original lead flashing had corroded at the step joints and water had bypassed the cricket. We replaced the flashing with copper step and counterflashing, rebuilt the rotted section of sheathing, and the attic stayed dry through the next lake-effect storm.
Chimney Flashing Repair Services We Offer
✓Step Flashing Replacement
Remove failed step flashing and reinstall new metal woven into each shingle course to restore a watertight seal along the chimney sides.
✓Counterflashing Installation
Cut new reglets into chimney masonry and install counterflashing that overlaps step flashing by at least four inches for long-term leak prevention.
✓Cricket and Saddle Repair
Rebuild or replace the roof cricket behind the chimney to divert water around the structure before it reaches the flashing line.
✓Masonry Chimney Cap Sealing
Apply high-temperature sealant at the junction where the chimney cap meets the flue to stop water entry that travels down inside the flashing.
✓Emergency Chimney Flashing Patch
Apply temporary reinforced flashing patches on active leaks in Skokie homes when storms create urgent water intrusion before full repair.
Chimney Flashing Repair Cost in Skokie, IL
| Service | Typical Range | What Affects It |
|---|---|---|
| Step flashing replacement only | $350–$650 | Single-story homes with easy roof access in West Skokie |
| Full counterflashing and step repair | $650–$1,100 | Two-story homes or when reglet cutting into masonry is needed |
| Cricket rebuild plus flashing | $900–$1,600 | Larger chimneys common in pre-1970 Devonshire homes |
| Emergency temporary patch | $200–$400 | Active leak during winter storms before permanent repair |
Ranges are typical for Skokie, IL and confirmed with an exact written quote before any work starts.
How it works
- 1
Roof And Chimney Inspection
We climb the roof in Skokie to examine flashing condition, shingle overlap, and any signs of interior staining reported by the homeowner.
- 2
Flashing Removal And Substrate Check
Old flashing is taken off, shingles are lifted, and we inspect sheathing and rafters for rot caused by repeated Lake Michigan moisture cycles.
- 3
New Flashing Fabrication And Install
Custom-bent step and counterflashing is installed with proper overlap, then shingles are relaid to manufacturer specifications for the local climate.
- 4
Final Leak Test And Cleanup
We run water over the repair area and check the attic for any remaining moisture before leaving the job site in neighborhoods like East Prairie.
Pricing
Most chimney flashing repairs in Skokie fall between a few hundred dollars for localized fixes and over a thousand when masonry work or cricket rebuilding is required.