Kirkland’s mild wet winters send repeated rain against skylight curbs and step flashing, especially on homes built before 1990 in Houghton and Totem Lake. Older asphalt-shingle roofs often have skylights set on raised curbs that have settled or lost their original counter-flashing, letting water track under the shingles and into ceilings. We inspect the entire curb perimeter, the skylight lens seal, and the intersection with the roof plane before any patching begins.
Many Juanita and Carillon Point homes use curb-mounted acrylic or polycarbonate skylights whose gaskets harden after fifteen to twenty summers. When those gaskets fail, water enters at the corners first and shows up as brown stains along the shaft. Replacement gaskets must match the original curb width; generic silicone beads applied from a ladder rarely last through another wet season. We also check for nail pops in the flashing caused by the freeze-thaw cycles that still occur on north-facing slopes even in King County.
Building codes in Kirkland require any skylight work that penetrates the weather barrier to maintain the same slope and overlap as the surrounding roof. We pull the necessary permits when the repair involves re-flashing more than one course of shingles. Homeowners in Redmond and Bellevue who skip this step often face insurance denials after a subsequent leak because the work was not documented to current standards.
Dry summers help us schedule exterior work without rain delays, but they also make old sealant brittle and easy to remove cleanly. We carry both butyl tape and high-grade polyurethane sealant so the choice matches the roof slope and exposure rather than using one product on every job.
Technician insight
In Kirkland the thing that catches most people out with Skylight Leak Repair is how quickly the constant winter rain finds nail pops in the step flashing on homes built in the 1970s and 1980s in Houghton and Totem Lake; once the original butyl tape dries out, water runs straight down the curb and into the ceiling even though the shingles themselves look fine.
Houghton Home Skylight Leak After Heavy Rain
A 1982 split-level in Houghton showed brown stains along the skylight shaft after three days of steady rain. We found the original aluminum step flashing had lifted at two nail lines where the sheathing had compressed. New copper step flashing was installed with proper overlaps, the curb was re-sealed, and the ceiling drywall was left to dry naturally with no further staining reported the following winter.
Skylight Leak Repair Services We Offer
✓Curb Flashing Replacement
Remove deteriorated step flashing around the skylight curb and install new copper or galvanized flashing that integrates with existing shingles on Kirkland roofs.
✓Skylight Sealant Refresh
Clean and replace perimeter sealant at the lens-to-frame joint and curb-to-roof transition using materials rated for repeated wet winters in King County.
✓Lens and Gasket Replacement
Swap cracked acrylic domes or failed rubber gaskets on curb-mounted skylights common in Juanita and Houghton homes before leaks reach the ceiling.
✓Tubular Skylight Leak Repair
Re-seal the flashing collar and interior boot on tubular units found in many Totem Lake remodels where the small diameter makes leaks hard to trace.
✓Skylight Curb Height Correction
Raise low curbs on older homes near the Kirkland Waterfront so the flashing sits above the typical winter rain load and prevents water intrusion.
Skylight Leak Repair Cost in Kirkland, WA
| Service | Typical Range | What Affects It |
|---|---|---|
| Skylight Seal Inspection and Test | $175–$325 | Includes attic and roof access; higher on two-story homes near Carillon Point. |
| Perimeter Sealant Refresh | $350–$650 | Price rises if old sealant must be ground out or if moss buildup is present. |
| Curb Flashing Replacement | $850–$1,650 | Varies with skylight size and whether copper or galvanized is used to match existing work. |
| Lens or Gasket Replacement | $450–$950 | Depends on skylight model availability and whether the curb itself needs leveling. |
Ranges are typical for Kirkland, WA and confirmed with an exact written quote before any work starts.
How it works
- 1
Site Inspection
We examine the skylight from both roof and attic, check for rot in the curb and surrounding sheathing, and document water stains in Juanita or Houghton homes.
- 2
Leak Source Confirmation
Water testing isolates whether the leak is at the lens seal, curb flashing, or valley intersection before any material is ordered.
- 3
Material Removal and Prep
Old sealant and damaged flashing are removed, the curb is dried, and any soft plywood is replaced to create a sound substrate.
- 4
New Flashing and Seal Installation
Step flashing is reinstalled with proper overlaps, new gaskets or sealant are applied, and the work is tied into the existing roof plane.
- 5
Final Water Test and Cleanup
A second water test confirms the repair, attic insulation is restored, and debris is removed from the job site in Kirkland.
Pricing
Most skylight leak repairs in Kirkland fall between a targeted seal refresh and a full curb re-flash; final price depends on roof access, skylight age, and whether rotted sheathing is found.