Skylights
Skylight installation and leak repair in Atlanta
Most skylight leaks are not the glass. They come from flashing that was caulked instead of kitted, or from a unit that has simply outlived the roof around it.
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Quick answer
Skylight leaks in Atlanta usually come from failed flashing or sealant around the frame, not the glass, and the lasting fix is reflashing with the manufacturer's kit. Units with fogged glass, cracked domes or failed seals are replaced, ideally during a roof replacement when the curb and flashing are already open. We also install new skylights and sun tunnels.
The work
Leak, condensation, or a failing unit?
Water around a skylight has three common sources. Flashing leaks show as stains at the corners of the shaft, worst in wind-driven rain. Condensation forms on the glass in cold weather and drips even when it has not rained. A failed seal between the panes fogs the glass and means the unit is at the end.
Each has a different fix, so we check the flashing from the roof and the shaft from inside before quoting.
Updated September 2026
We install shingle, metal and membrane systems from GAF, Owens Corning, CertainTeed, Carlisle and Firestone.
Options
Reflash, replace, or add a sun tunnel
| Factor | Reflash existing | Replace the unit | Sun tunnel |
|---|---|---|---|
| When it fits | Sound unit, failed flashing | Fogged, cracked or old unit | Hallway, bath, closet |
| Work involved | Shingles around it reset | New unit and flashing kit | Tube through the attic |
| Best timing | Any time | During a roof replacement | Any time |
| Light | Unchanged | Often better with new glazing | Daylight without a view |
Replacing a skylight during a roof replacement saves cutting into the new roof later.
Cost
What decides a skylight price
Skylight work is priced on whether the unit stays, how the opening is framed, and the roof around it.
- Reflash or replace
Flashing only, or a new unit too.
- Unit size and type
Fixed, venting or sun tunnel.
- Curb condition
Rotted curbs rebuilt first.
- Shaft and ceiling work
New openings need framing and drywall.
- Roof pitch
Steep roofs need more rigging.
- Timing
Least cost during a roof replacement.
Skylight replacement during a re-roof
A skylight is rarely worth keeping through a roof replacement if it is near the end of its own life. With the old shingles off, the curb, the deck around it and the flashing are all exposed, and a new unit goes in with its matching flashing kit woven into the new underlayment and shingles. Replacing it later means cutting into a new roof. We check the curb for rot, size the new unit to the existing opening where possible, and set it before the shingles go on.
Skylight leak repair
When the unit itself is sound, the leak is usually in the flashing: step flashing that was never woven into the shingles, a head flashing that lets water in at the top, or a sealant bead that cracked years ago. We remove the shingles around the frame, install the manufacturer's flashing kit or new step flashing, and reset the shingles. Caulk is not flashing. If the frame or curb has rotted, the wood is repaired before the new flashing goes on.
New skylight and sun tunnel installs
A new skylight means cutting a framed opening in the roof, adding headers, building the shaft through the attic and finishing the ceiling opening inside. Sun tunnels are simpler: a reflective tube runs from a small roof dome to a ceiling diffuser, bringing daylight into a hallway, bath or closet without framing a shaft. Both get factory flashing kits rather than site-bent metal and sealant. Under Georgia summer sun, we steer skylight choices toward low-E glazing and placement away from the hottest slopes.
Skylights in Atlanta's historic districts
Homes in Atlanta's historic and landmark districts face one more step. Exterior alterations there go through a Certificate of Appropriateness from the Atlanta Urban Design Commission, and a 2024 agenda shows an Inman Park roof replacement stopped under a stop-work order for going ahead without one. A new skylight visible from the street in Inman Park, Grant Park or Druid Hills is the kind of change that review covers, so we confirm approval before cutting the opening.
How it runs
How a skylight job runs
- 1
Check inside and out
Shaft stains and flashing both inspected.
- 2
Find the source
Flashing, condensation or a failed unit.
- 3
Written scope
Reflash, replace or new install itemized.
- 4
Open around the frame
Shingles removed around the curb.
- 5
Flash and set
Manufacturer kit or new step flashing.
- 6
Reset and water test
Shingles resealed; hose test on leaks.
Warning signs
Signs a skylight needs attention
Stains at the shaft corners
Water getting past the flashing.
Fog between the panes
The insulated seal has failed.
Cracked or cloudy dome
Plastic domes degrade in the sun.
Caulk around the frame
A past patch instead of flashing.
Drips on dry days
Condensation, not a roof leak.
Rot at the curb
Water has been getting in for a while.
FAQ
Skylight questions
That is usually condensation, when warm, humid indoor air meets cold glass. Better ventilation and a newer insulated unit reduce it.
Yes, if the unit is sound. Most leaks are in the flashing, and reflashing fixes them.
If they are well into their life, yes. It saves cutting into the new roof later.
For hallways, baths and closets, yes. They bring in daylight with far less framing than a skylight, though without a view.
They can on south or west slopes. Low-E glazing and careful placement keep heat gain down.
In Atlanta's locally designated districts, visible exterior changes go through the Urban Design Commission. We confirm before cutting.
Related
Roof work around skylights
Skylight leaking again?
Call and we will find out whether it is the flashing, condensation or the unit, and fix the right thing.