80% of roof leaks are flashing failures — not shingle failures. I audit every flashing detail on your roof (step, counter, valley, kickout, drip edge, vent boots, chimney, skylight) and score each one separately, so you fix the details that are actually leaking instead of re-roofing a field that still has 8 years left.
Step flashing lap and nail-pattern audit
Counter flashing reglet and sealant scoring
Valley metal lap, nail exposure, and debris damming
Kickout flashing verification per IRC R903.2.1
Drip edge, gravel stop, and rake edge audit
Vent boot, plumbing stack, and skylight per-unit scoring
Full roof walk with per-flashing-type condition scoring. Step flashing lap length, nail placement, and corrosion audit. Counter flashing reglet cut depth, sealant condition, and termination bar integrity. Valley metal (open, closed-cut, woven) lap, nail exposure, and debris damage assessment. Kickout flashing verification at every roof-to-wall transition per IRC R903.2.1. Drip edge, gravel stop, and rake edge cleat and hem-lock inspection. Vent boot, plumbing stack, and skylight per-unit remaining-life scoring. Written scope with per-flashing repair-vs-replace recommendation and cost bands.
NM homeowners with active leaks who suspect flashing (not shingles) is the source. Owners planning a re-roof wanting flashing replacement scope included in the bid. Buyers under contract wanting flashing-specific due-diligence. Homeowners with stucco damage at roof-to-wall transitions (kickout audit). Property managers with recurring leaks in the same spots after prior repairs.
Verbal Walk — $99 Standard Flashing Report — $349 Detailed w/ Per-Detail Photo Grid + Cost Bands — $549 Commercial or Multi-Building — Custom Most flashing inspections are $349–$549. Replacing flashings at $8–$28/LF vs a wrong-scope re-roof at $12,000+ is the math.
Because flashings are 20-year details on 25–30 year shingle roofs — and when a roofer replaces the shingles, they usually reuse the old flashing. Step, counter, valley, and vent boots all outlive their sealant before the shingles do. I audit every flashing type and score remaining life separately from the field.
It's the small diverter at the bottom of a roof-to-wall transition that kicks water into the gutter instead of down behind the siding. Code (IRC R903.2.1) has required it since 2009, but most NM homes built before 2015 don't have one — which is why stucco rots at those exact spots. I score every kickout location.
Depends on the flashing type. Vent boots — replace, always ($40–$120 each). Step flashing — re-set with new sealant if metal is intact ($8–$15/LF). Counter flashing — re-glet and re-caulk works if the reglet is deep enough ($12–$20/LF). Valley — usually replace if leaking ($15–$28/LF). I give you the right call per detail.
Factory & warehouse membrane + equipment audit.
Multi-family portfolio pricing and capital plans.
RTU flashing and vibration leak source audit.
Tarp placement + permanent repair scope.
I've watched too many neighbors sign contracts they didn't understand for roofs they didn't need. That stops with a written report they own.