Serving Firewheel, Duck Creek, historic downtown Garland, and Camelot — fixing failed flashing before it turns into a ceiling stain.
If you own one of Garland's mid-century brick homes near Duck Creek or Camelot, there's a good chance the flashing around your chimney has been through decades of Texas weather without a second look. That thin metal joint where the roof meets the chimney is the single most common source of chimney leaks in Garland, and it's often the cheapest problem to fix — if it's caught before the wood decking underneath starts to rot. Lowes Chimney Sweep repairs and replaces flashing throughout Garland and the surrounding 98 DFW-area cities, seven days a week, with certified and insured technicians.
Flashing problems rarely look dramatic from the ground, which is why so many Garland homeowners miss them until there's a water stain on the ceiling near the fireplace. Look for these warning signs after the next hard rain or windstorm:
Any one of these is worth a look before it becomes a bigger issue involving interior water damage repair.
Not every failed flashing joint needs a full tear-out. In many cases the metal itself is still sound and only the sealant has aged, cracked, or pulled away — that's a resealing job, and it's usually the faster, lower-cost fix. We recommend full replacement when the flashing is rusted through, physically bent or torn, or when it was installed poorly to begin with (undersized step flashing, missing counter-flashing, or flashing embedded directly under shingles instead of properly layered). During a chimney inspection, we check both the visible flashing and what's happening underneath at the roof deck, since that's where a small leak becomes a rot problem.
Garland's housing stock works against flashing in a specific way. Neighborhoods like Firewheel and historic downtown Garland are full of solid masonry chimneys built in the 1960s through 1980s, and the flashing on many of them is original or has only been patched once or twice since. Add in North Texas hail, high straight-line winds, and the freeze-thaw cycles that hit every winter, and you get metal that expands, contracts, and gets battered until the seals give out. Hail dents and lifts flashing edges, wind works step flashing loose piece by piece, and freeze-thaw swings crack the tar or caulk that was holding everything together. Combined with aging chimney crowns and mortar joints common in these same homes, flashing failure is often just one part of a bigger age-related maintenance picture in Garland's older neighborhoods.
We repair flashing leaks all over Garland, from Camelot to Duck Creek, often the same week you call.
(214) 225-8874We start by inspecting the full flashing system from the roof, not just the exposed edge from the ground — that's the only way to catch lifted step flashing or gaps in the counter-flashing. From there we either strip and reseal the existing metal with proper roofing sealant, or remove and rebuild the flashing system in sections, tying it back into the shingles correctly so water sheds away from the chimney instead of pooling at the joint. If the chimney cap or crown is also compromised, we'll flag it, since a leak at the top of the chimney can mimic or worsen a flashing problem. Every job includes a walk-through of what we found and what we recommend, with no pressure to add work that isn't needed.
Flashing repair pricing depends on a few real factors: whether the job is a resealing or a full replacement, how much of the flashing run needs new metal, the chimney's height and roof pitch (steeper Firewheel and Camelot rooflines take more time), and whether the roofing shingles around the chimney need to be lifted or replaced to reset the flashing correctly. Chimneys with masonry damage discovered during the inspection, like deteriorating brick and mortar, can add scope once we're up there. Services start at $99, and we'll always give you a firm number before any work begins — ask for a Free Online Quote and we'll walk you through the specifics for your roof and chimney. For background on how flashing issues connect to other leak sources, see our post on common causes of chimney leaks and chimney crown vs. flashing problems.
"Very pleased with the professionalism and promptness of service. The chimney sweep was done quickly and efficiently at significantly less cost than the first quote I got from another company. Happy to recommend Lowes Chimney Sweep to anyone in Plano!"
"Outstanding chimney sweep service from start to finish. They were punctual, courteous, and left our chimney spotless with no mess in our home. I won't use anyone else for chimney services in Dallas TX!"
More reviews from homeowners across the metroplex are on our reviews section, or learn more about our team before you book.
Flashing leaks usually show up as staining along the roofline where the chimney meets the roof, while crown leaks tend to show up lower, inside the firebox or on the chimney's interior walls. In older Garland homes near Duck Creek, both problems often develop around the same age, so we check both during an inspection. The location of the stain is usually the first clue.
Yes, if the metal itself is still solid and only the sealant has failed, resealing is often enough and it's the more affordable option. We only recommend full replacement when the flashing is rusted, bent, or was installed incorrectly to begin with. We'll tell you which situation you're in before any work starts.
Hail dents and lifts flashing edges, high winds work step flashing loose over time, and the freeze-thaw swings common in North Texas winters crack the caulk or tar sealing the joint. Many Garland chimneys, especially in Firewheel and Camelot, are old enough that this cycle has repeated for decades without a reseal. That combination is why flashing failure is so common on 1960s-1980s masonry chimneys here.
That depends on your policy and the cause of damage, such as a specific storm event versus gradual wear. We can document the condition of your flashing so you have what you need if you file a claim, but coverage decisions are between you and your insurer.
We serve Garland and the surrounding DFW area seven days a week, including Sundays, so a leak doesn't have to wait through a weekend. Call for a Free Online Quote and we'll get a technician scheduled to inspect the roof-to-chimney joint as soon as possible.
Straight answers from our DFW chimney pros before you book.
