Beaverton homes in neighborhoods like Cedar Hills and Downtown often feature chimneys installed on asphalt shingle roofs that have aged through repeated cycles of mild wet winters and dry summers. Water finds its way under step flashing and counter flashing when sealant cracks or metal bends from thermal movement, especially on two-story houses where access is tight. Washington County building practices from the 1970s and 1980s left many chimneys with narrow cricket saddles that now funnel rain toward the roof deck during prolonged winter storms.
Repair work here requires removing shingles uphill from the chimney, inspecting the existing lead or galvanized flashing for pinholes, and installing new step flashing that integrates with the existing shingle courses. Technicians must also check the condition of the chimney crown and mortar joints because water running down the brick face often bypasses the flashing entirely. Jobs near the Nike World Headquarters or Beaverton City Library frequently involve working around mature trees that drop debris and block drainage, increasing leak risk during the first heavy rains of November.
Homeowners sometimes attempt DIY sealant fixes from the ground, but these rarely reach the hidden laps behind the chimney and can trap moisture against the wood decking. Proper repair includes extending flashing at least six inches up the chimney face and six inches under the shingles, then sealing only the top edge with compatible caulk rated for Pacific Northwest exposure. Skipping the cricket rebuild on wider chimneys in Hillsboro-adjacent homes almost always leads to repeat leaks within two seasons.
Technician insight
In Beaverton the thing that catches most people out with Chimney Flashing Repair is how the shift from dry summers to steady winter rain makes small gaps in the step flashing expand fast on older Cedar Hills roofs that lack modern underlayment.
Downtown Beaverton Chimney Leak
Homeowner noticed water stains on the ceiling after November rains. Inspection showed failed counter flashing on a 1980s chimney with no cricket. We replaced the flashing, added a new saddle, and integrated it with the existing shingles. The attic stayed dry through the rest of the wet season.
Chimney Flashing Repair Services We Offer
✓Step Flashing Replacement
Remove and replace corroded step flashing around the chimney base to restore a watertight seal with existing shingles.
✓Counter Flashing Repair
Cut new reglets into chimney masonry and install fresh counter flashing to prevent water from running behind the step flashing.
✓Chimney Cricket Installation
Build a new saddle behind wide chimneys to divert heavy winter rain away from the flashing seams.
✓Lead Boot Replacement
Replace deteriorated lead or rubber boots where plumbing vents or flue pipes penetrate near the chimney.
✓Flashing Sealant Refresh
Clean and apply high-grade, UV-stable sealant to existing flashing laps before winter rains begin.
Chimney Flashing Repair Cost in Beaverton, OR
| Service | Typical Range | What Affects It |
|---|---|---|
| Basic Step Flashing Repair | $450–$750 | Single-story homes in good condition |
| Counter Flashing and Cricket | $850–$1,400 | Two-story homes or wider chimneys |
| Full Chimney Flashing Replacement | $1,100–$1,900 | Includes deck inspection and minor rot repair |
| Emergency Leak Stop | $300–$500 | Temporary tarping and sealant during winter storms |
Ranges are typical for Beaverton, OR and confirmed with an exact written quote before any work starts.
How it works
- 1
Site Inspection
Climb onto the roof from Cedar Hills or Downtown access points and examine flashing condition, shingle overlap, and water stains inside the attic.
- 2
Material Removal
Lift shingles uphill of the chimney, document existing flashing layers, and note any deck rot caused by prior leaks.
- 3
Flashing Installation
Cut and bend new step and counter flashing, integrate with shingles, and rebuild the cricket if the chimney width requires it.
- 4
Final Seal and Test
Apply compatible sealant, replace shingles, and run water across the repair to confirm no new entry points remain.
Pricing
Upfront quotes after roof inspection; price varies with chimney height and access.