Skylight Repair in Alpharetta, GA

Skylights are one of those features that Alpharetta homeowners either love or have a complicated relationship with — usually depending on whether theirs has ever leaked. A well-installed skylight with intact flashing and a healthy seal is genuinely trouble-free. A skylight with failed flashing or a compromised dome can drip steadily every time it rains, and the water it brings in rarely shows up right at the skylight — it travels down framing members and shows up on your ceiling feet away from the actual source.

The key diagnostic question with any skylight leak is: is it the skylight itself that's failed, or is it the flashing around it? Most homeowners assume it's the skylight and replace the unit. Most of the time, it's the flashing — and replacing an $800 skylight when the problem was the $150 flashing repair is money that didn't need to be spent.

A Real Job from Ellard — Alpharetta

A large traditional home in the Ellard subdivision, two stories, with a Velux skylight in the master bath and another in the kitchen ceiling. Both had been installed when the house was built in 2000.

Water staining on the ceiling below the master bath skylight. It had been slow to develop but was now clearly a recurring issue after heavy rain. The homeowner had been quoted a skylight replacement by another contractor.

We inspected from the roof surface and from inside the attic. The Velux unit itself was in acceptable condition — the glazing seal was intact, the curb was solid. The issue was the step flashing on the uphill side of the skylight, where the original installer had used a pan flashing that had lifted at the front lip. Water was wicking under the lip in heavy rain events. The kitchen skylight had a different problem — the interior condensation seal between the double panes had failed, causing the fogging effect the homeowner had noticed but assumed was normal aging.

Replaced the step and pan flashing on the master bath skylight — proper Velux-compatible flashing kit, correctly integrated with the surrounding shingles. For the kitchen skylight, the glazing unit was replaced (most Velux models allow the glass cassette to be replaced without disturbing the frame or flashing). Both fixes done in a single visit.

The homeowner avoided a $1,600 skylight replacement on the master bath unit — the flashing fix cost a fraction of that. The kitchen unit got the glazing replacement it actually needed. Clean outcome, no unnecessary expense.

Skylight Issues We Handle

Flashing failure is the most common skylight problem, and it's usually fixable without touching the skylight unit itself. Seal failure on the glazing — fogging between the panes — requires replacing the glass cassette or the whole unit depending on the skylight model and age. Physical cracks or UV damage to older acrylic domes require unit replacement. We work with Velux and major skylight brands and can source replacement units and flashing kits for most residential applications.

If a skylight is original to a 20+ year old Alpharetta home, there's a reasonable chance it has both flashing and glazing issues developing simultaneously — we'll inspect both and give you an honest picture of what actually needs to happen. For related services, see our roof repair page.

Skylight giving you problems? Call (678) 766-9646 — we'll diagnose before recommending anything.