Skylight replacement and install: stop the leak before it ruins your ceiling
Roofing done right the first time.
Most skylight leaks are flashing, not glass. We check both before anyone talks about a new unit, and you get the diagnosis in writing.
Signs you need skylight replacement, not just a reseal
A foggy or cracked skylight isn't always fixed with a simple reseal. If the seal has failed more than once, the frame has rotted wood, or the glass itself is cracked, replacement is the only fix that holds up through another summer and storm season.
So how do you know which one you've got? Many homeowners call us thinking they need a small caulk job, and that's sometimes true. But there are a few signs that tell us the skylight itself is done, not just the seal around it.
- Fog or condensation trapped between the glass panes that won't clear on a sunny day. That's a broken seal inside the unit itself, not something you caulk.
- Cracks or spider webbing in the glass or acrylic dome, especially after a hailstorm
- Soft or discolored wood on the frame or the decking around it, a sign water's been getting in for a while
- Staining on your ceiling that shows up every time it rains hard
- A skylight that's more than fifteen to twenty years old. Most units in that range are near the end of their service life.
We see this every week during the humid stretch of Georgia summer. The heat and moisture cycle wears the seals down faster than folks expect. If your skylight is fogging up but the frame looks solid and dry, a reseal or flashing fix might be enough. Don't let anyone talk you into a full replacement you don't need.
But once water's reached the decking underneath, that's a different story. Rotted wood won't hold a new seal, no matter how good the install is.
Flashing failure vs. skylight failure: what's really leaking
Here's the thing most homeowners don't know. A leaking skylight almost never means the glass or the frame failed. It's the flashing around it, the thin metal strip that seals the skylight to your roof deck. Those seals dry out over twenty or thirty years of Georgia heat cycles.
So how do you tell the difference? Water stains that show up right after a heavy rain usually point to flashing. A skylight that fogs up between the panes or has a cracked dome, that's the unit itself. We check both every time, because guessing wrong means paying to fix the wrong thing.
- Staining spreads outward from the skylight frame, not centered under it
- Leak only happens during wind-driven rain, not calm storms
- Condensation builds up inside the glass unit itself
- Curb or flashing shows rust streaks or gaps you can see from a ladder
- Shingles around the skylight are cracked, curled, or missing granules
A leak around the flashing doesn't mean your skylight is bad, it means the seal failed. Fixing the wrong part costs you time and money. Getting the diagnosis right the first time is the whole point of a proper inspection.
Keep your skylights bright and secure
Skylights bring wonderful natural light into your home, but over time, seals can degrade, flashing can wear down, and glass framing can fail. Protect your investment and keep your home safe with our 30-Point Roof Inspection.
- Detailed written estimateClear, transparent pricing with zero hidden fees.
- Photo proof & documentationHigh-resolution photos showing the exact condition of your skylights, seals, and surrounding flashing, so you see everything clearly without risking getting on top of your roof.
- In-person expert consultationWe require homeowners to be present so our specialist can explain what is happening, walk you through our findings, and show you all the best options to keep your skylights leak-free and in peak condition.
Enjoy natural light without the risk of hidden damage.
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When skylight replacement isn't the right call
Not every leaking skylight needs to come out. We check this every week, and replacement is sometimes the wrong move. If your skylight is a few years old and the glass and frame are still solid, a leak is usually a flashing or sealant problem, not a skylight problem. That's a repair, and a much smaller one.
So how do you know the difference? A little water staining after a hard storm doesn't always mean the unit failed.
- Fogging or drips only during winter mornings, which usually points to condensation and poor attic airflow, not a leaking skylight
- A single wet spot near the frame edge after wind-driven rain, often a flashing gap you can fix without touching the glass
- Cracked or peeling caulk around a unit that's less than ten years old, where the seal itself still looks tight
- A skylight that's simply dirty or scratched but has never leaked at all
If your attic feels stuffy and the skylight sweats every cold morning, that's often a ventilation issue. We'd look at ridge vent or soffit vent airflow before ever touching the skylight itself. Condensation gets blamed on skylights constantly. It's rarely the real cause.
We'd rather tell you it's a twenty-minute flashing fix than sell you a replacement you don't need yet.
Not sure if it's the flashing or the skylight?
Ask us. We check both on every visit and put the answer in writing before any work starts.
Book My Free InspectionOr call (404) 620-5560
How skylight replacement pricing works
There's no flat rate for skylight replacement. Every roof is different, every skylight opening is different, and the roofing material around it changes the job. So when someone asks for a number over the phone, we can't give one. Not because we're dodging the question. We just haven't seen your roof yet. When the roof finally gets replaced, the flashing kit around the skylight often has to be redone too. That's a bigger job than swapping the glass unit alone.
- Skylight size and glazing type, since bigger units and double-pane glass take more labor and material
- Curb-mounted versus deck-mounted style, which changes how much of the roof deck gets opened up
- Roof pitch and access. Steep or high roofs need more safety setup and take longer.
- Condition of the decking underneath. Rot or soft wood means extra repair before the new unit goes in.
- Flashing integration with your roofing material. Asphalt shingle and metal roofs each call for a different flashing approach.
The flashing is where the real cost lives, not the skylight itself. A skylight with bad flashing will leak. A good skylight with the right flashing kit, installed correctly, won't.
We give every homeowner a written quote before any work starts. No surprise add-ons halfway through the job, no vague verbal promises. You'll know what's being replaced and why before you sign anything.
Common questions about skylight replacement and install
How do I know if my skylight needs full replacement instead of a reseal?
Is my leak coming from the skylight itself or the flashing around it?
How long does a skylight replacement take?
My skylight fogs up on cold mornings. Does that mean it's failing?
What happens if you find rotted decking under my skylight?
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