Metal roofing
Architectural shingles
Tile roofing
GAF
Owens Corning
Flat & low-slopeFree roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
Tamko Flashing Replacement: The Miami Owner’s Guide
Tamko flashing replacement in Miami typically costs $350 to $900 installed, depending on how many linear feet are failing and whether the flashing is step, chimney, or valley flashing. We stock Tamko-compatible flashing on our trucks and can usually complete the swap the same day we diagnose it. Most Miami homeowners discover the problem after a heavy afternoon storm, when a water stain shows up on the ceiling or along a wall where the roof meets a chimney, skylight, or sidewall.
Flashing is the thin metal barrier that sits where your roof changes direction or meets something vertical. When it fails, water finds the gap. Tamko shingles are built for Florida sun and rain, but the flashing is only as good as its seal and its metal. After enough Miami summers, the sealant breaks down, the metal corrodes from salt air, and the leak starts. We see it most often on homes within five miles of Biscayne Bay, where airborne salt accelerates metal fatigue faster than inland neighborhoods like Westchester or Kendall.
We’re an independent roofing contractor, not affiliated with Tamko, but we install Tamko flashing replacements that match the original specs and keep your warranty intact.
Which Tamko Models This Applies To
Tamko flashing works across their entire shingle line: Heritage, Heritage Premium, Heritage Vintage, Elite Glass-Seal, and Titan XT. The flashing itself isn’t shingle-specific, which is good news. The compatibility question is about metal type, gauge, and profile, not the shingle model.
The most common Tamko flashing we replace is step flashing, the L-shaped pieces that tuck under each shingle course where a roof meets a sidewall. Standard residential step flashing comes in 2-inch by 2-inch by 10-inch pieces, usually 26-gauge galvanized steel, though Tamko’s spec sheets allow 28-gauge in drier climates. In Miami, we recommend 26-gauge minimum, and we prefer 24-gauge or thicker aluminum when the roof is within three miles of salt water. Thinner metal fails noticeably faster here.
If you’re trying to identify what’s on your roof, look at the exposed flashing edge. Galvanized steel has a dull silver-gray finish that weathers to a darker gray. Aluminum stays brighter and won’t rust. You can also check the original roofing invoice, if you have it, or call us and we’ll identify it during the estimate.
OEM Tamko flashing isn’t always available as a standalone part in Miami, even through local supply houses. Quality aftermarket flashing from Gibraltar, Berger, or Marco meets the same ASTM standards and installs identically. The key is matching the gauge and profile, not the brand stamp.
Styles & brands we work with
Signs Your Tamko Flashing Replacement Is Failing
- Water stains on interior ceilings or walls near a roofline. This is the classic first sign. The stain usually appears after rain, not during it, and it may be brown or yellow. The leak is almost always at the flashing junction, not in the open field of shingles.
- Lifted or curling flashing edges along a wall or chimney. Miami’s heat causes sealant to dry and crack, and once the flashing separates from the wall, wind-driven rain walks right in. You can see this from the ground with binoculars if you know what to look for.
- Rust streaks or corrosion on exposed flashing metal. Galvanized steel eventually gives up in coastal air. Rust means the protective zinc layer is gone and the metal is actively degrading. Rusted flashing won’t last another storm season.
- Granules from shingles accumulating in gutters near flashing junctions. When flashing fails, water runs in places it shouldn’t, accelerating shingle wear at the edges. The shingles themselves may still be fine, but the accelerated granule loss points to the flashing problem.
- Daylight visible in the attic at a roof-to-wall junction. This is the one to catch early. If you can see light where the roof meets a vertical wall, water is getting through. In Miami, this means mold and rot are already working on the decking.
Replacement Cost & What’s Included
In Miami, Tamko flashing replacement runs $350 to $500 for a typical wall junction of 10 to 15 linear feet. Chimney flashing replacement runs $600 to $900 because it involves more pieces: base flashing, counter-flashing, and a new chimney cap if needed. Valley flashing replacement falls in the $450 to $750 range depending on valley length and whether the shingles need to be lifted and re-set.
| Flashing Type | Typical Miami Installed Price |
|---|---|
| Step flashing (per wall, 10-15 linear feet) | $350 – $500 |
| Chimney flashing (full replacement) | $600 – $900 |
| Valley flashing (per valley) | $450 – $750 |
| Vent pipe or skylight flashing (per unit) | $180 – $300 |
Every price we give is a written, line-item quote before any work starts. You’ll see the flashing cost, the sealant cost, the labor, and the disposal. No change orders, no surprises on the invoice. Every repair includes our written 365-Day Done Right Promise: if the flashing fails within a year, we come back and make it right at no charge. That’s not a verbal promise, it’s on the paperwork.
The range depends on roof pitch, accessibility, and whether the decking underneath needs a patch. Steep roofs on two-story homes cost more because of safety setup and ladder work. Single-story ranch homes in Kendall or Palmetto Bay are usually at the lower end.
See the difference
Before
After
Before
After
Before
AfterDIY or Call Us?
Flashing replacement is not a beginner DIY job, and here’s the honest version: most of the work happens under shingles, which means removing and re-installing them without damaging the seal strip. Get it wrong and you create a bigger leak than you started with. The sealant choice matters too. Miami heat and UV break down ordinary caulk in two years, so we use commercial-grade polyurethane sealant rated for metal-to-masonry contact.
What you can safely do yourself is identify the problem. Look for the signs above. Take photos. Check the attic. Then call (850) 753-2996 and we’ll send someone who knows exactly what they’re looking at. Grant Whitlock walks every flashing estimate himself, and he’ll show you the failed section before we touch anything.
If the flashing has pulled away from a chimney or wall and you have a storm in the forecast, a temporary strip of peel-and-stick membrane can buy you a week. That’s a reasonable stopgap. But it’s not a repair, and in a Miami downpour it won’t hold long.
FAQs
Galvanized steel flashing in Miami typically lasts 12 to 18 years before the zinc layer breaks down and rust begins, while aluminum flashing can last 25 to 30 years in the same conditions. Homes near the coast lose years off both numbers due to salt air. Call (850) 753-2996 and we’ll tell you what’s on your roof and how much life it has left.
Small sealant failures at flashing joints can sometimes be patched with the right polyurethane sealant, but structural flashing with rust, lifted edges, or torn metal needs replacement. A patch on failing flashing usually lasts less than a year in Miami weather. When we give you a quote, we’ll tell you honestly if repair will hold or if replacement is the only option that makes sense.
Most step flashing replacement on a single wall takes 3 to 5 hours including tear-off of the affected shingles, new flashing installation, shingle re-setting, and cleanup. Chimney flashing typically takes 5 to 7 hours because of the extra pieces involved. We’ll give you a time estimate along with the written price before any work begins.
We stock Tamko-compatible flashing in galvanized steel and aluminum on our trucks, including step flashing, chimney flashing, valley flashing, and vent pipe boots. We also work with GAF, Owens Corning, and CertainTeed roofing systems, so if your roof is mixed-brand, we can match it. If your specific flashing profile needs to be ordered, we’ll tell you that up front with a real timeline.
Call Mercer Roofing Co Miami for Tamko Flashing Replacement
When you call (850) 753-2996, a live person answers. You won’t leave a voicemail and wait for a call-back. We’ll schedule an estimate, and before the technician arrives, we’ll send their name and photo so you know exactly who’s at the door. They’ll arrive in a clean, marked uniform, present a photo ID badge, and walk the roof with you if you want to see the problem yourself. Then you get a written price, a written guarantee, and a straight answer. A roof shouldn’t be something you worry about, that’s our job.
Written by Grant Whitlock, Owner, Mercer Roofing Co Miami at Mercer Roofing Co Miami, serving Miami and nearby areas.