Two-thirds of 'skylight leaks' I inspect are actually condensation — and homeowners spend thousands replacing skylights that were never leaking. I run a diagnostic tree that separates leak from condensation before you spend a dime, then score reseal-vs-replace-vs-remove for each unit.
Leak-vs-condensation diagnostic tree
Flashing kit and step-flashing audit
Gasket, seal, and glazing condition scoring
Curb-mount vs deck-mount remaining-life estimate
Remove-and-roof-over option scored honestly
Written scope per unit with cost bands
Full skylight walk on-roof and attic-side inspection. Diagnostic tree: interior humidity reading, dew-point math, stain-pattern analysis. Flashing kit and step-flashing lap, corrosion, and sealant audit. Gasket, seal, and glazing (glass or acrylic dome) condition scoring. Remaining-life estimate per unit. Remove-and-roof-over option scored honestly with cost bands. Written scope per unit: reseal, reflash, replace, or remove.
NM homeowners with active skylight leaks or condensation drips. Owners with 15+ year-old skylights planning a re-roof. Buyers under contract on homes with multiple skylights. Property managers with rental complaints about skylight staining. Homeowners considering solar tube conversions or removals.
Verbal Walk (1–3 units) — $99 Standard Skylight Report (up to 5 units) — $299 Detailed w/ Attic Trace & Humidity Log — $499 Commercial or 6+ Units — Custom Most skylight inspections are $299–$499. Correctly diagnosing condensation vs leak saves $1,500–$5,000 per skylight.
Two-thirds of 'skylight leaks' I inspect are actually condensation — warm interior air hitting a cold single-pane skylight and dripping. Fix is a $40 humidistat, not a $1,200 skylight replacement. My diagnostic tree separates the two before you spend a dime.
Sometimes. Curb-mounted skylights over 15 years old rarely justify reseal — the acrylic dome has UV-degraded and the gasket is shot. Deck-mounted Velux/Fakro units under 20 years old with intact glass usually can be reflashed at re-roof time for $300–$500 each. I score each unit individually.
Sometimes yes. If the original reason for the skylight (dark hallway, dark bathroom) has been solved by later LED retrofits, removing and roofing over is often $600–$900 per unit vs $1,500–$2,500 to replace. My report includes the remove-and-abandon option honestly.
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.