Skylight leaks usually aren't the skylight. They're the flashing — installed wrong, lifted by wind, or aged out. I inspect head, side, and apron flashings on every unit, water-test if you want proof, and give you a per-skylight repair scope so a roofer can't upsell you into a full replacement.
Per-skylight head/side/apron flashing audit
Curb condition and fastener check
Glazing seal and gasket inspection
Interior stain correlation to entry point
Optional water test on suspect units
Re-flash vs. replace scoring per skylight
Every skylight photographed individually top-down and from ground level. Head, side, and apron flashings lift-tested and probed. Curb wood inspected for rot at accessible corners. Optional garden-hose water test with interior spotter. Written report: per-unit repair scope with materials list.
NM homeowners with interior stains near skylights. Buyers under contract on homes with 3+ skylights. Property managers on light-well-heavy portfolios. Owners quoted for full skylight replacement wanting a second opinion.
Verbal Walk (1–2 skylights) — $149 Written Report (up to 4 skylights) — $349 Detailed w/ Water Test — $649 Commercial / Portfolio — Custom, $1,500 minimum Most residential skylight calls are $149–$349.
Nine times out of ten, it's the flashing — head flashing lifted, apron seal failed, or curb-to-shingle step flashing installed wrong. The glazing itself rarely fails. I water-test to prove which so you don't replace a good skylight.
Yes if the frame and glazing are sound. Proper re-flash with new head, side, and apron pieces plus a fresh ice-and-water strip typically runs a fraction of full replacement and lasts 15+ years.
I inspect each individually with photos, curb condition notes, and per-unit repair scope. Insurance and roofers can act on each line item without ambiguity.
FLIR moisture scan + core verification.
Vigas, canales, parapet caps — NM specialty.
Manufacturer + workmanship defect audit.
Yearly punch-list + service-life estimate.
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.