Skylight Repair in Annapolis, MD

Why Annapolis skylights fail

Skylights fail most often at the flashing, not at the glass. Three conditions drive most skylight leaks in the Annapolis area:

Curb flashing failure

The curb is the raised frame the skylight unit sits on. Step flashing runs up the sides of the curb, integrated with the surrounding shingles. Counter-flashing laps over the step flashing. The corners of the curb are the most vulnerable point — the geometry creates a concentration of water flow and thermal stress. When corner flashing lifts or cracks, water enters directly at the curb base.

Salt air corrosion (Eastport and waterfront areas)

The aluminum or galvanized flashing components around skylights corrode significantly faster within a mile of saltwater than inland. Homeowners in Eastport, Hillsmere Shores, and Bay Ridge often find their skylight flashing showing visible corrosion while the rest of the roof still looks acceptable. Replacement with higher-grade flashing materials — copper or aluminum-coated steel rather than standard aluminum — is worth the investment at these locations.

Sealant aging

The sealant between the skylight frame and curb, and around any penetrations, dries and cracks over time. On skylights installed in the 1980s and 1990s — common across Annapolis waterfront communities — original sealant is past useful life. Re-sealing alone is a temporary fix; proper repair involves replacing the sealant and inspecting the underlying flashing condition.

VELUX and other skylight brands

VELUX is the most common skylight brand on Annapolis residential properties. Their product line has changed significantly over the decades, so older units may have parts availability challenges. A contractor certified by VELUX (they maintain a certified installer program) will know which repair approaches are appropriate for the age and model of your specific unit. Some older skylight conditions are best addressed by replacement of the full unit rather than continued repair.

Skylight repair cost range in Annapolis

• Sealant replacement and basic re-flashing: $400–$800
• Full curb re-flashing with step and counter-flashing: $800–$2,000
• Full skylight unit replacement: $1,200–$3,500+ depending on size and model