Best Way to Repair Pipe Flashing on a Roof
The Wildcat Inspections Team would like to introduce you to the best way to repair pipe flashing on a roof. We want to offer this presentation because we often find common problems during our rooftop inspections, especially with older homes. One of the most common issues is damaged pipe jack flashing. Pipe flashing is installed to prevent water from leaking into the house at roof penetrations.
The type of pipe flashing used most often on new homes has a plastic base and rubber collar. It sells for about 4 dollars. Unfortunately, the rubber collar only has a life expectancy of about fifteen years. Oddly enough, 3-tab roofing is only rated for about 20 years. Architectural roofing can be expected to last 30 years or more. The reason is the inexpensive cost of the flashing.
Lead flashing is often found on older homes. Theoretically, it could last a lifetime and be reused when the roof covering is replaced. You can expect to pay about 18 dollars each for lead flashing. As you might have guessed, cost is the main reason why builders don’t often choose lead roof flashing anymore. Besides, lead can be harmful to handle making roofers like them even less.
What Causes Roof Flashing Damage
There are several contributers to roof flashing damage. The major cause for rubber collars to deteriorate is exposure to sunlight. Squirrels and other rodents are the most common cause of damage to the lead jacks. I’m not sure whether they are trying to get into the attic or lack something in their diet.
Water will find its way into the house once they develop an opening regardless of the cause. In that regard, even a small amount of water can cause a great deal of damage before it is discovered.
How to Prevent Pipe Flashing Damage
To deter squirrels and other rodents from gnawing on it wrap lead pipe jacks with hardware cloth. Also, all flashing will last longer if painted because critters and UV light can cause damage.
I have seen roofers install a second rubber boot over the plastic flashing, as shown here. The sacrificial boot might then keep the original one intact and last as long as the roofing.
However, doing so would add another 4 dollars to each vent cost. A builder who erects thousands of homes a year could be apprehensive to spend those dollars. Therefore, we don’t see than done very often.
How to Repair Damaged Pipe Flashing
So, what is the best way to repair pipe flashing on a roof? Historically, there was only way to make this type of repair in the past. The roofer had to move the roof covering and the damaged flashing and patch it all back together. However, doing so presented several problems. First, roofing becomes brittle and hard to patch over time. Brittleness is a naturally occuring process and occurs at about the same time as the rubber boot decays. Few roofers will warrant these types of repairs. Besides that, patched roofs are unsightly.
Installing a second rubber collar over the damaged boot is one choice for repairs to the plastic flashing. An example was shown above. It works well if you only need to cover minor damage. Flashing with larger damage requires a more substantial repair.
Another choice is to overlay the damaged pipe flashing with an after-market repair boot. It has proven to be the best way to repair substantial damage to the flashing without having to remove shingles. Permaboot makes several products to fulfill the need.
They are easy to install and are only about 14 dollars each. A lot less than a roofer would charge for tearing off and patching roofing.
Critter Quitter is also an up and coming brand.
