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The glass in a skylight rarely lets water in. What usually fails is the system of flashings and seals around it: the head flashing at the top, the side soakers or flashings along each edge, the apron at the bottom and the seals between frame, upstand and roofing. Each piece has a job, and if any one is missing, lifted, corroded or wrongly lapped, water will find its way in. That is why careful skylight flashing and sealing in West Auckland matters so much.
We install, repair and replace skylight flashing on every common West Auckland roof type. Corrugate and trapezoidal steel roofs each need flashings shaped to their rib profile, tiles need flexible or soaker-style flashings dressed into the tile laps, and membrane roofs need the membrane carried up the upstand and terminated properly. Our general flashing repair service covers the rest of the roof too.
Good flashing works by gravity and overlap, not by sealant. We use sealants and tapes where the manufacturer specifies them, but the primary defence is always flashing that laps the right way and directs water around the skylight, consistent with NZ Building Code E2 weathertightness principles. If your skylight is already leaking or showing stains inside, start with our skylight leak repair service.
No obligation. Tell us about your roofing project.
Flashing and seals fitted to suit your roof profile, so water goes around the skylight, not into it.
Corrugated steel needs flashings that follow the curve of the profile at the head and apron, with side flashings that cover the corrugations properly. We fit kits designed for corrugate and fold custom pieces where an older or non-standard profile requires it.
Trapezoidal profiles have taller ribs and wider pans, so the head flashing must be notched or formed to suit and the sides must cover a full rib. We match flashings to your specific profile so water cannot bypass them in heavy rain.
On concrete and clay tile roofs, flexible flashing aprons are dressed down over the tiles below, and soakers or side channels sit under the tiles alongside. We remove and relay tiles carefully so everything laps correctly and the tile courses stay even.
Low-pitch and flat membrane roofs need the skylight raised on an upstand, with the membrane turned up and sealed at the top under a cap flashing. We build or repair upstands so the skylight sits well clear of any water lying on the roof.
Between the skylight frame, the glazing and the upstand there are gaskets and seals that degrade with UV exposure and temperature changes. We replace perished seals with compatible materials so the skylight is sealed as the manufacturer intended.
Many older skylights were flashed with generic pieces and a lot of silicone. We strip back makeshift repairs and fit proper flashing that suits both the skylight and the roof, which often resolves leaks that have returned every winter.
From the roof, look for flashings that have lifted at the edges, rust spots or white corrosion on metal, gaps where the flashing meets the roofing, and thick layers of old silicone, which usually mean someone has patched a problem before. Debris piled behind the head of the skylight is another warning sign, because it holds water against the flashing laps.
Inside, watch for brown staining on the light shaft lining, paint bubbling near the ceiling, or a musty smell after rain. Stains that grow after westerly storms point strongly to flashing problems. Do not wait for drips: by the time water is visible, it has usually been soaking insulation and timber for some time.
We do not use one-size-fits-all flashing. Corrugate, trapezoidal, tile and membrane roofs each get flashings and details designed for that profile, which is what keeps water moving where it should.
Where standard kits do not suit an older or unusual roof, we have flashings folded to measure so they fit the profile closely rather than relying on sealant to fill the gaps.
West Auckland's westerlies push rain sideways and uphill. We pay close attention to lap lengths, side cover and head flashing details so the skylight stays dry when storms hit from the Tasman.
We check every component, from the head flashing to the apron and the seals in between, so you know exactly what condition the system is in and which parts genuinely need work.
Our flashing work follows the weathertightness principles of NZ Building Code clause E2 and the skylight manufacturer's installation requirements, so the result is durable as well as tidy to look at.
Our licensed and insured roofers carry out every flashing and sealing job, and our workmanship guarantee means you have recourse if anything is not right after the job is finished.
We provide skylight flashing and sealing across West Auckland, including Henderson, New Lynn, Te Atatū, Titirangi, Massey, Ranui, Glen Eden, and Kumeū.
If your suburb isn't listed, get in touch anyway — the list is a starting point, not a boundary. We work right across West Auckland and the wider Auckland region, so tell us where you are and what you need, and we'll confirm when we can get to you.
Answers to the questions West Auckland homeowners ask us most about skylight flashing and sealing.
Minor issues like a lifted edge, a missing fixing or a small gap can often be repaired. Flashing that is corroded through, cut too short or wrongly lapped usually needs replacing. We assess the condition and recommend the option that will last.
No. Silicone and other sealants have a role as secondary seals, but they break down in UV and can trap water if applied in the wrong place. The primary protection should be flashing that laps correctly and sheds water by gravity.
Yes. Corrugate, trapezoidal, tile and membrane roofs each need a different flashing system. Using a kit designed for the wrong profile leaves gaps that water can get through, especially in wind-driven rain. Matching the flashing to the roof is essential.
Once a year is a sensible minimum, ideally before winter, and after any major storm. Homes under trees or near the coast benefit from more frequent checks, because debris and salt air both shorten the life of flashings and seals.
Often, yes. If the skylight unit itself is in good condition, we can remove the old flashing, check the upstand, and fit new flashing around the existing unit. Some skylights are designed for specific flashing kits, so we confirm compatibility first.
Noticed staining around a skylight, corrosion on the flashing or a build-up of old silicone? Send us the details through the quote form, including your roof type and some photos if you can. We will inspect the flashing and seals, explain what condition they are in, and quote to repair or replace them properly.
