Field guide · Oct 22, 2026
Skylight Leak Repair: When Reflashing Is the Fix
Water around a skylight is one of the most common calls we get, especially in older two-story homes in Oakland and Macomb counties. What fixes it depends on what is actually going on.
We look in person and explain what we find.
For general roofing repair-versus-new-roof thinking, see Repair vs. re-roof. For ceiling stains that aren't near a skylight, see Ceiling stain: what it usually means. This article covers skylights only.
Two different problems
1. Water getting in around the skylight (flashing or curb)
The skylight sits in a curb or frame, and metal flashing weaves it into the shingles. When that flashing is damaged, poorly flashed, or "fixed" with layers of tar, water can run in around the unit. This often shows up at the corners.
If the skylight unit is still sound, a reflash and reseal is often the right repair. That means new curb flashing and membrane. 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.
2. The skylight unit itself has failed
Some signs point to the unit, not the roof:
- Fogging or haze between the panes. Insulated glass is a sealed unit. Moisture between the panes means that seal has failed. You can't wipe it off, and reflashing won't fix it.
- Cracked or broken glass.
- A warped, rotted or cracked frame, or a venting skylight that won't close tight.
- An older unit with a long history of patched leaks.
Those are problems with the unit, not the flashing, and a reflash and reseal won't fix them. If you see them, we'll show you photos of what we find and explain it in person before any work begins. Our published skylight leak repair is the reflash and reseal; glass and frame work isn't part of it.
Is it even a leak?
In a Michigan winter, warm, humid indoor air can condense on a cold skylight or inside a poorly insulated shaft and drip. That looks like a leak but isn't one. A roof leak and condensation need different fixes. That's why we look at it in person instead of guessing from a photo.
What a skylight leak repair involves
- We check the curb and the roof around the skylight for water damage.
- We reflash the curb with new flashing and membrane, and reseal the unit.
- We tie the flashing back into the surrounding shingles.
- You get a photo report of what was found and what was done.
Skylight reflash and reseal is published at $850–$1,400. Anything outside that scope is agreed in writing before any work starts.
Skylights and Metro Detroit winters
Snow that builds up above a skylight and ice at the eaves make meltwater sit and back up. A small flashing weakness that's fine in July can leak in February. If you see staining around a skylight in fall, get it checked before the snow comes. Our roof winter checklist covers more.
Quick guide
| What you see | Likely direction |
|---|---|
| Water stains at the corners, clear glass | Often flashing or curb. A reflash and reseal is the usual repair |
| Fog or moisture between the panes | Failed seal. Reflashing won't clear it. We explain what we find in person |
| Cracked glass or rotted frame | Damage to the unit itself, outside the published reflash and reseal. We explain what we find in person |
| Drips only on very cold days, no exterior damage | Could be condensation, needs an in-person check |
This table is a starting point, not a diagnosis. We confirm in person.
FAQ
Can I just caulk around it?
Caulk can buy time, but sealant breaks down. Skylight flashing is designed to shed water without relying on sealant.
My skylight is foggy but not leaking. Is that a leak?
The seal between the panes has failed. It may not be leaking yet. Reflashing won't clear it, and we'll explain what we see in person.
Does a skylight leak mean I need a new skylight?
Not necessarily. Many leaks can be fixed by reflashing and resealing. We'll explain what we see after we look in person.
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 before any work starts.
Will you tell me I need a new roof?
No. A leak at a skylight can come from the unit itself, its flashing, or the roof around it — so we assess the skylight and the surrounding roof in person before concluding anything. We fix roofs. We don't sell roofs.
Get it looked at
Call (586) 698-7094, Monday to Saturday, 7 AM to 7 PM, anywhere in Wayne, Oakland or Macomb County.
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.