From Willow Bend to West Plano, we track down failed flashing at the roofline before it turns into ceiling stains and rotted decking.
If a brown ring has shown up on your ceiling near the fireplace wall, or you've noticed dark streaking down the brick where the roofline meets the chimney, the culprit is almost always the flashing. In Plano neighborhoods like Willow Bend, Los Rios, and the newer streets around Legacy, that joint takes a beating year after year — and once the seal breaks, water finds its way in fast. Lowes Chimney Sweep repairs and reseals flashing throughout Plano and the surrounding DFW area, seven days a week, with services starting at $99.
Flashing is the metal that bridges the gap between the roof deck and the chimney, and it's sealed with either counter-flashing tucked into mortar joints or a bead of tar/caulk on prefab chase chimneys. When that seal fails, the signs are usually visible before the leak gets severe.
A close inspection tells us whether we're dealing with a simple reseal or something that needs new material — that distinction is where a proper chimney inspection earns its keep before any repair starts.
Not every leaky joint needs to be torn out. If the flashing metal itself is still straight, rust-free, and properly lapped, a reseal — stripping the old tar or caulk and applying a fresh, correctly applied sealant — often solves the problem for years. We reach for full replacement when the metal is bent, rusted through, undersized for the chase, or when previous repairs were just tar smeared over a bigger problem. Piling more sealant onto failed flashing only buys a few months; matching the fix to the actual damage is what actually stops the leak.
Plano's building boom from the 1980s through the early 2000s left the city with a huge stock of two-story homes, many built with factory-made fireboxes and lightweight metal chase chimneys rather than full masonry stacks. Those chase covers and their surrounding flashing are thin sheet metal, and they take the brunt of North Texas weather. Spring hail and straight-line wind batter the chase tops and crowns across West Plano and historic downtown Plano alike, denting metal and loosening seams. Add in the region's expansive clay soil, which shifts with every wet-dry cycle and causes slow foundation and chimney movement, plus the freeze-thaw swings of a Texas winter, and you get flashing joints that stress and separate even on homes barely twenty years old. On older masonry chimneys downtown, mortar movement from the same soil conditions can open gaps at the counter-flashing line that look small but leak steadily during heavy rain.
On a prefab chase chimney, the flashing sits under a metal chase cover, and both components tend to fail together — if we're resealing flashing on one of these systems, we're almost always checking the chase cover and crown at the same time, since hail damage rarely hits just one part. On full masonry chimneys, counter-flashing is set into raked mortar joints, and if that mortar has crumbled from years of freeze-thaw cycling, we may need to repoint before new flashing will hold a seal at all, which crosses into masonry repair territory. Either way, the goal is the same: stop water at the roofline before it reaches your attic, insulation, or the firebox itself, which is a separate issue handled under chimney leak repair once water has already gotten past the joint.
Serving Plano homes from Los Rios to the Legacy area — get a straightforward flashing assessment today.
(214) 225-8874Flashing repair pricing depends on a handful of factors we walk through on site rather than quote blind over the phone: whether the job is a reseal or a full metal replacement, how steep and accessible the roofline is, whether it's a masonry counter-flashing system or a prefab chase cover setup, and how much mortar or decking repair is needed to get a clean seal. A single-story ranch flashing reseal is a different job than a two-story West Plano home with a steep pitch and multiple roof planes meeting the chase. We start service calls at $99 and always inspect first, so you know exactly what you're paying for before any work begins. Request a Free Online Quote or call (214) 225-8874, and we'll get you scheduled — often the same week, any day including Sunday. For homeowners doing broader research, our guide to common chimney leak causes and notes on spring storm damage in North Texas cover related warning signs worth knowing before storm season hits.
"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 typically show up as staining along the wall where the roof meets the chimney, rather than directly inside the firebox. We check both during an inspection since Plano's spring hail damages crowns and flashing at the same time, and it's common for a homeowner to blame one when it's actually the other.
If the metal itself is intact and correctly installed, resealing with fresh sealant is often enough and is the more affordable path. We only recommend replacement when the metal is rusted, bent, or was undersized to begin with, which we can typically tell from a close look at the joint.
Spring in Plano brings hail and strong wind that hit chase covers and flashing directly, and a lot of the city's housing stock from the 1980s and 90s uses lightweight metal chase chimneys that show that damage quickly. Combined with clay-soil movement shifting the structure slightly, seams that were fine last year can open up.
Yes — masonry chimneys use counter-flashing set into mortar joints, and if that mortar has crumbled from years of freeze-thaw cycling, the flashing loses its seal even if the metal is fine. Newer West Plano and Legacy-area homes with prefab chase chimneys tend to have thinner sheet metal that dents and separates instead.
We serve Plano seven days a week, including Sundays, and can usually schedule a visit quickly once you call or request a Free Online Quote. Getting ahead of it matters, since a slow flashing leak can damage insulation and framing well before it's visible on the ceiling.
Straight answers from our DFW chimney pros before you book.
