Field guide · Oct 22, 2026
Skylight Leaks and Flashing: What Homeowners Should Know
A skylight brings daylight into a dark hallway, bathroom or upstairs room. It also interrupts a roof that would otherwise be one smooth surface, so the flashing around it has a lot to do. Most skylight leaks start there — at the flashing and seals around the unit, not the glass.
This guide covers what we'd want any homeowner in Wayne, Oakland or Macomb County to know about a leaking skylight: why flashing is usually the culprit, what Michigan weather does to it, and what to check first. We do skylight leak repair: we reflash and reseal the skylight you have.
Flashing is what keeps it dry
Skylight makers design their units to work with their own flashing kits. These kits weave into the shingles and go over a self-adhering underlayment. VELUX says its flashing kits are designed to shed water without relying on sealants that break down over time.
That's why a bead of caulk is not a substitute for proper flashing. A leak at a skylight can come from the flashing, the seals on the unit, or the roof around it, so we check the flashing first, then the unit, before saying what the leak needs. Any written terms for our work are agreed with you before the job starts.
What a skylight leak repair involves
- Reflash: new curb flashing and membrane, tied back into the surrounding shingles.
- Reseal: new seals around the unit.
- Photo report: before, during and after, so you can see what was found and what was done.
Our published price for a skylight reflash and reseal is $850–$1,400. Glass and frame work is not included in that price. See our price book.
Metro Detroit weather considerations
- Snow and ice: A skylight interrupts the roof surface. Snow can collect above it, and meltwater has to get around it. On a roof already prone to ice dams, flashing detail matters even more. See our ice dam prevention guide.
- Winter condensation: Warm, humid indoor air meets a cold skylight in January. A shaft with poor air sealing or insulation can drip condensation that looks like a leak.
- Freeze-thaw cycles: These punish weak seals and shortcuts. The way the flashing is woven in matters more than how it looks on day one.
Roof condition comes first
If your shingles are near the end of their life, a skylight repair can mean revisiting that flashing work later. We'll tell you honestly what we see on the roof around the skylight. We fix roofs. We don't sell roofs.
Practical checklist
- Note when the water shows up: during rain, after a thaw, or on cold clear days (which can mean condensation).
- Look for stains at the corners of the skylight, and on the ceiling beside or below it.
- Have the roof around the skylight checked, since the leak can start uphill of the unit.
- Get the scope and price in writing before any work starts.
FAQ
Can I just caulk around my skylight?
Caulk can buy time, but sealant breaks down. Skylight flashing is designed to shed water without relying on sealant.
Is it a leak or condensation?
In a Michigan winter, warm, humid indoor air can condense on a cold skylight and drip. That looks like a leak but isn't one. We look in person to tell which it is.
Can you tell me from a photo what is causing my skylight leak?
No. We need to see the roof and attic in person before giving an answer.
How much does skylight leak repair cost?
Skylight reflash and reseal is published at $850–$1,400. Glass and frame work is not included. Anything outside that scope is agreed in writing after we review the job and before any work begins.
Do you put in new skylights?
No. We repair roofs and skylight leaks. We reflash and reseal the skylight you have.
I have a leaking skylight. Where should I start?
Read Skylight Leak Repair: When Reflashing Is the Fix. It covers how we tell a flashing leak from a damaged unit and what a reflash and reseal involves.
Talk it through with us
Call (586) 698-7094, Monday to Saturday, 7 AM to 7 PM. We serve Wayne, Oakland and Macomb counties.
Contact us for a free repair estimate. We'll review the issue and explain the next step. Any additional services require your agreement before work begins.
See our skylight leak repair page →
Metro Detroit Roof Repair — repairs only. Flat rates. Photo report every job. Service-area business across Wayne, Oakland & Macomb. Written warranty on every eligible repair.