Midvale sits in Salt Lake County where semi-arid conditions give way to cold winters that drive repeated freeze-thaw cycles. These cycles work the metal flashing loose from chimney masonry on the older brick homes common in Old Town Midvale and the 1970s-80s stock near Bingham Junction TRAX Station. When the step flashing or counter flashing pulls away, meltwater from roof snow runs straight into the attic or down interior walls.
Proper repair starts with removing the old sealant and any corroded sections rather than simply coating over them. In neighborhoods close to Midvale City Park, many chimneys sit on steeper roof pitches that collect drifting snow, so the new flashing must be let into the masonry joints and counter-flashed with a hemmed edge to handle wind-driven rain. We also check the cricket or saddle behind the chimney because missing or undersized crickets are a frequent source of ponding right at the flashing line.
Homeowners in nearby Murray and West Jordan often discover the problem only after interior staining appears. Waiting until spring thaw means the leak has already saturated insulation and framing. A targeted flashing repair restores the water-shedding detail without a full chimney rebuild and keeps the original brick intact when the mortar is still sound.
Technician insight
In Midvale, the thing that catches most people out with chimney flashing repair is how quickly the freeze-thaw cycles in our cold winters open up the joints on the older brick chimneys in Old Town Midvale and around Bingham Junction; homeowners keep adding caulk on top instead of letting new flashing into the masonry.
Flashing separation on a 1980s home near Bingham Junction TRAX Station
Water stains appeared on the ceiling after the first spring melt. Inspection showed the step flashing had pulled away from the mortar joints on the south face. We removed the loose metal, cut new flashing into the joints, and added a hemmed counter flashing. No further leaks occurred through the next winter.
How it works
- 1
Site inspection and leak tracing
We examine the chimney crown, flashing seams, and roof intersections from both the roof and attic to locate every entry point.
- 2
Remove failed flashing and sealant
Old step flashing and counter flashing are carefully taken out along with deteriorated caulk so new material can seat directly against sound masonry.
- 3
Install new step and counter flashing
New metal is cut, hemmed, and let into reglets or mortar joints, then sealed with compatible flashing tape and high-temperature sealant rated for our temperature swings.
- 4
Final water test and cleanup
A controlled water test confirms the repair before debris is removed and the roof is left clean.
Pricing
Upfront quotes after inspection; price varies with roof pitch, chimney height, and extent of metal replacement needed.