Novi homes in neighborhoods such as Island Lake and Tollgate often feature masonry chimneys paired with asphalt shingle roofs installed decades ago. Cold humid continental winters drive repeated freeze-thaw cycles that crack mortar and lift step flashing, allowing meltwater to enter attics. Proper repair requires removing damaged counter flashing, installing new lead or copper step flashing woven into existing shingles, and adding a cricket on wider chimneys to shed snow load before it reaches the roof plane.
Access on two-story homes near Twelve Oaks Mall or Suburban Collection Showplace frequently involves scaffolding because ladder reach is limited by mature trees and sloped driveways. Technicians check for rotted sheathing caused by long-term seepage, especially where flashing meets the chimney crown. Code requires flashing to extend at least six inches up the masonry and under the shingles; skipping this detail leads to callbacks once spring rains arrive.
Homeowners in Pebble Creek and Lakes of Novi commonly mistake interior ceiling stains for plumbing issues when the real source is failed chimney flashing from heavy snow accumulation. Seasonal inspections after the first hard freeze catch lifted flashing before water reaches insulation. Delaying repair allows ice to push flashing further out of position, increasing the scope of work once temperatures rise.
Technician insight
In Novi, the thing that catches most people out with Chimney Flashing Repair is ice dams that form along the chimney base during our long snowy winters, especially on north-facing slopes in neighborhoods like Providence Park where snow stays piled for weeks.
Meadowbrook Ice Dam Leak
Homeowner noticed ceiling stains after a January thaw. Inspection revealed lifted step flashing where ice had pushed against the chimney. Crew removed the damaged pieces, installed new copper flashing and a small cricket, then tested the repair during the next freeze cycle with no further intrusion.
Chimney Flashing Repair Services We Offer
✓Step Flashing Replacement
Removes corroded or lifted step flashing around chimneys and reinstalls new copper or lead pieces woven into shingles to restore a continuous water barrier.
✓Counter Flashing Repair
Cuts new reglets into masonry and secures fresh counter flashing to prevent water from entering behind existing step flashing on older Novi homes.
✓Chimney Cricket Installation
Builds a small roof diverter above wide chimneys to redirect heavy snow loads and meltwater away from the flashing line.
✓Boot Flashing Replacement
Replaces cracked rubber or metal boots on metal chimney pipes where sealant has failed after repeated winter expansion and contraction.
✓Ice Dam Flashing Reinforcement
Adds extra flashing layers and heat cable prep along the chimney base in neighborhoods prone to ice dams such as Meadowbrook.
Chimney Flashing Repair Cost in Novi, MI
| Service | Typical Range | What Affects It |
|---|---|---|
| Single-story step flashing repair | $350–$650 | Standard access, no sheathing replacement |
| Two-story chimney flashing repair | $550–$950 | Scaffolding and extra labor required |
| Cricket addition with flashing | $400–$700 | Wider chimneys common in Tollgate homes |
| Boot and sealant refresh | $200–$400 | Metal flue pipes only |
Ranges are typical for Novi, MI and confirmed with an exact written quote before any work starts.
How it works
- 1
On-Site Assessment
Inspect flashing condition, check for ice dam evidence, and evaluate roof access from the ground and attic in the specific Novi neighborhood.
- 2
Material Removal
Carefully take out damaged flashing and any rotted underlayment without disturbing sound shingles or masonry.
- 3
New Flashing Installation
Install code-compliant step and counter flashing, weave into existing shingles, and seal all joints with compatible sealant rated for Michigan winters.
- 4
Water Testing and Cleanup
Run controlled water tests, confirm no interior leaks, and remove all debris from the roof and yard before leaving the property.
Pricing
Cost depends on roof pitch, stories, and extent of hidden damage found during inspection.