Beaverton’s mild wet winters send constant rain against older skylights installed in the 1980s and 1990s housing stock common in Cedar Hills and around the Beaverton City Library. Most leaks start where the original flashing meets asphalt-shingle roofs that have settled slightly on the gentle slopes typical of Washington County lots. We remove the existing counter-flashing, clean out degraded butyl tape, and reinstall new step flashing that ties into the existing shingle courses without cutting into the skylight frame itself.
Dry summers bake the remaining sealant until it cracks, then the first October storms push water under the curb. Homeowners in Downtown Beaverton often notice brown stains on vaulted ceilings first because the attic insulation is thin and the roof deck is closer to living space. We carry both polycarbonate and laminated-glass replacement panes sized for the common 2-by-4 and 4-by-4 curb dimensions found in Hillsboro-border homes and can swap a pane the same day when the leak is active.
Edge cases include skylights mounted too close to valley lines or near the exhaust vents that run along many Cedar Hills split-levels. These placements funnel runoff directly at the curb corners. We add a secondary cricket or extend the apron flashing an extra four inches when the roof pitch and proximity to Portland’s prevailing wind direction make standard repairs insufficient.
Technician insight
In Beaverton the thing that catches most people out with Skylight Leak Repair is how quickly the wet winters push water past the original 1990s butyl tape once the summer heat has hardened it. Homes in Cedar Hills sit on slightly flatter lots than those closer to Portland, so runoff lingers at the curb corners longer and the leak shows up inside weeks before the homeowner expects it.
Cedar Hills Split-Level Leak
Homeowner noticed ceiling discoloration after three days of steady rain. We found the skylight curb flashing had pulled away where the roof met a small valley. New step flashing and an extended apron were installed; the attic was dried and no further staining appeared through the rest of the winter.
Skylight Leak Repair Services We Offer
✓Skylight Flashing Replacement
Remove failed step and counter flashing around the curb and reinstall new metal that integrates with existing shingles to prevent winter rain entry.
✓Curb Sealant Restoration
Clean and reapply high-grade polyurethane sealant at the skylight base where summer heat has cracked the original bead.
✓Glass or Polycarbonate Pane Replacement
Swap cracked or fogged panes on site while preserving the existing frame and flashing on Beaverton homes.
✓Emergency Temporary Tarping
Install reinforced tarp and perimeter sealing within hours when active leaks threaten ceilings near Nike World Headquarters.
✓Skylight Removal and Capping
Remove unused skylights and install a properly flashed roof patch matching the surrounding shingle pattern.
Skylight Leak Repair Cost in Beaverton, OR
| Service | Typical Range | What Affects It |
|---|---|---|
| Sealant refresh only | $225–$375 | Single skylight with intact flashing |
| Flashing replacement | $650–$1,050 | Includes new step flashing and apron on one unit |
| Pane replacement | $475–$825 | Polycarbonate or laminated glass, curb intact |
| Emergency tarping | $275–$425 | Temporary protection plus scheduled permanent repair |
Ranges are typical for Beaverton, OR and confirmed with an exact written quote before any work starts.
How it works
- 1
On-Site Diagnosis
We inspect the skylight from both attic and roof, check flashing condition, and trace water stains to confirm the exact entry point.
- 2
Material Selection
We match curb dimensions and roof pitch, then select flashing and sealant rated for Washington County’s repeated wet-dry cycles.
- 3
Repair Execution
Old flashing and sealant are removed, new components installed, and the area tested with a controlled water spray before we leave.
- 4
Final Walk-Through
We show the homeowner the repaired area from the attic and explain any seasonal monitoring points on the roof.
Pricing
Most skylight leak repairs in Beaverton fall between a simple sealant job and full flashing replacement; we provide an exact scope after the roof inspection.