Alpharetta’s humid subtropical climate brings hot summers that expand roofing materials and mild winters that allow repeated freeze-thaw cycles around skylight frames. These temperature swings loosen butyl tape and degrade silicone caulk faster than in drier regions. Homes in Windward and North Point often have two-story vaulted ceilings where skylights sit on steep asphalt-shingle roofs, making water travel paths longer before it appears inside. Fulton County building codes require proper step flashing and cricket installation on any skylight replacement, and missing these details is the most common cause of repeat leaks we see.
Older homes near Downtown Alpharetta and Crabapple frequently have original acrylic or polycarbonate skylights that have yellowed and cracked after twenty-plus years. Newer construction in Avalon and Haynes Bridge uses double-pane units with aluminum frames that still leak when the factory seal fails or when wind-driven rain pushes water under the curb flashing. We always pull the interior trim to inspect the rough opening because condensation from high indoor humidity can mimic an exterior leak and lead to unnecessary roof work.
Terrain matters here. Properties along Big Creek or near the Alpharetta Greenway sit in slight depressions where runoff pools against foundation walls and eventually wicks upward into attic spaces. When a skylight leak is reported in Milton or Johns Creek, we check both the skylight and the valley above it because water from a blocked gutter or sagging valley often enters at the skylight curb even though the skylight itself is intact.
We carry both curb-mounted and deck-mounted replacement units sized for the common 2x4 and 2x6 rafter spacing found in Alpharetta subdivisions. Every repair includes new step flashing, ice-and-water shield extended four feet up the roof plane, and a bead of high-temperature polyurethane sealant rated for Georgia UV exposure.
Technician insight
In Alpharetta the thing that catches most people out with Skylight Leak Repair is condensation from high indoor humidity during our mild winters. Homeowners in Windward and Avalon assume every drip is a roof leak, but pulling the trim often shows the skylight frame itself is sweating because the original double-pane seal failed years ago.
Windward Two-Story Skylight Leak
Water stains appeared on a bedroom ceiling after a heavy summer storm. Inspection revealed the original skylight curb flashing had lifted where it met the valley. We replaced the step flashing, added a cricket, and extended ice-and-water shield four feet up the deck. No further leaks occurred the following winter.
Skylight Leak Repair Services We Offer
✓Curb Flashing Replacement
Removes failed step flashing around skylight curbs and installs new copper or galvanized flashing with proper overlaps to prevent water entry in Fulton County homes.
✓Skylight Sealant Refresh
Replaces degraded perimeter caulk and butyl tape on existing skylights using UV-rated polyurethane that holds up to Alpharetta’s hot summers.
✓Condensation Leak Diagnosis
Inspects double-pane skylights for failed seals that allow interior moisture to drip, distinguishing condensation from true roof leaks in humid Alpharetta homes.
✓Skylight Frame Repair
Repairs cracked polycarbonate or aluminum frames on older skylights common in Crabapple and Downtown Alpharetta without full unit replacement.
✓Cricket Installation
Builds new sheet-metal crickets behind skylights on low-slope sections to divert water, required by Fulton County code on many Windward and Milton roofs.
✓Full Skylight Replacement
Removes and replaces leaking skylights with new curb-mounted units including updated flashing and insulation for homes in Avalon and North Point.
Skylight Leak Repair Cost in Alpharetta, GA
| Service | Typical Range | What Affects It |
|---|---|---|
| Sealant and Flashing Refresh | $275–$550 | Single skylight on one-story roof with easy access |
| Curb Flashing and Cricket | $650–$1,100 | Includes new metal cricket on low-slope sections |
| Skylight Unit Replacement | $950–$1,800 | New curb-mounted unit plus flashing; price rises with two-story access or custom sizes |
| Condensation Diagnosis and Repair | $225–$400 | Inspection plus seal refresh when no exterior leak is found |
Ranges are typical for Alpharetta, GA and confirmed with an exact written quote before any work starts.
How it works
- 1
Site Inspection
We examine the skylight from both attic and roof, check flashing condition, and trace water stains in neighborhoods like Milton and Roswell.
- 2
Moisture Mapping
Interior trim is removed and a moisture meter is used to determine how far water has traveled along rafters.
- 3
Material Removal
Old sealant, damaged flashing, and any rotted sheathing are cut out while protecting surrounding shingles.
- 4
Repair and Sealing
New flashing, ice-and-water shield, and high-temperature sealant are installed with cricket if needed.
- 5
Final Test
A controlled water test confirms the repair before interior trim is reinstalled.
Pricing
Most skylight leak repairs in Alpharetta fall between a simple sealant refresh and full curb replacement depending on access and extent of water damage.