Flashing: the $50,000+ Difference in Your Roofing Bid

ASK THE EXPERT:

Q: We are comparing roofing bids, and the lowest proposal notes that they will 're-use existing flashing where possible' to save us money. They do not plan on flashing cheek walls or installing wall to roof transitions or other flashing to key areas of the roof. Is this a smart way to protect our budget, or are we setting ourselves up for future issues?

A: When a condominium board reviews roofing proposals, it is natural to focus on the biggest line items: the square footage of shingles and the bottom-line price. However, there is a small, often overlooked detail that can make a $50,000+ difference in the long-term health of your association’s budget.

That Item is Roof Flashing

If shingles are the "skin" of your roof, flashing is the "connective tissue." It is the thin gauge metal (usually aluminum or copper), along with membrane (usually Vycor or Ice & Water Shield) installed at every major transition point—where the roof meets a wall, a chimney, a dormer, or a vent.

In our 37 years of managing multi-level roofing systems in New England, we have learned a hard truth: 95% of roof leaks do not happen in the middle of a shingle; they happen at the transition points.

The Trap: The "Re-Use" Strategy

To win a competitive bid, some contractors will save on labor and material costs by leaving the old metal in place and simply tucking new shingles under it. While this lowers the initial price tag, it is a strategic disaster for three reasons:

• Metal Fatigue and Corrosion: Even if the old metal looks fine on the surface, it has been subjected to New England’s harsh freeze-thaw cycles for 20+ years. It likely has tiny pinholes, stress cracks, and brittle edges ready to fail.

• Sealant Failure: Flashing relies on a tight seal with the building envelope. When you tear up old shingles, you inevitably disturb that seal. Re-using old metal makes it nearly impossible to achieve a manufacturer-approved, watertight bond with new materials.

• The Warranty Void: Most major manufacturers (like GAF and CertainTeed) require new flashing in critical areas to qualify for their top-tier, non-prorated warranties. Re-using old flashing can turn a "Lifetime Warranty" into a "No Warranty" situation overnight.

Why do we call it the "$50,000+ difference"?

Consider this common real-world scenario we see all too often:

• The "Savings": An association saves $15,000 on a roofing project by agreeing to re-use old chimney and step flashing.

• The Failure: Three years later, a major leak occurs behind a chimney. Because the flashing was old, the manufacturer warranty is denied.

• The Real Bill: The association now has to pay out-of-pocket for:

  • Tear-Off Repair: Removing the new shingles around the failure area ($7,500 - $10,000).

  • Interior Insurance Work: Fixing a resident's ceiling, replacing wet insulation, and completing mold remediation ($25,000+).

  • The Correct Fix: Finally installing the new flashing that should have been put in originally ($15,000).

Ultimately, that initial $15,000 "saving" just cost the association $50,000 in un-budgeted emergency expenses.

The Kelly’s Standard:

Tailored Solutions for a Professionally Flashed Roofing System

to Prevent Water Infiltration

As a licensed and insured consultant, we don't believe in "good enough" fixes. Our standard roofing process takes a complete system approach:

• Total Replacement: We replace step flashing, chimney flashing, and valley flashing as a standard part of our “System” approach. We also recommend wrapping ice and water shield over the roof deck, plywood and soffit box and vertical fascia seems to reduce water infiltration from gutter ice dam build up.

• Custom Fabrication: We often custom-bend our metal right on-site to ensure a perfect, tailored fit for your building’s unique architectural lines.

• Counter-Flashing: For masonry transitions, we "reglet" (cut directly into the brick) to install counter-flashing, ensuring water can never find a path behind the metal.

The Bottom Line for Property Managers

We’re here to help you navigate the differences in the proposals that you receive.

When reviewing bids with your board, look closely for the flashing details.

If a proposal says "re-use existing," treat it as an immediate red flag.

Demand a strategy that includes a full replacement of all critical metal components.

We Offer Solutions. Are you currently reviewing competing roofing proposals and trying to spot the hidden shortcuts? We can help you break down the technical details and find a long-term strategy that protects your property equity. Call us at 888-KELLY-11 for your community’s roofing solutions.

EMAIL ME to start a consultative conversation today.

— Bryan Kelly, President