I’ve had the same problem with caulk just peeling off after a couple seasons. I tried the whole clean-and-sand routine, but honestly, it only bought me a little more time. My neighbor swears by using a primer first, but I can’t say I noticed a huge difference. The sun here just cooks everything. Sometimes I wonder if the only real fix is replacing the flashing when it gets bad enough... but that’s not cheap. I’m always looking for a shortcut, but haven’t found a magic bullet yet.
That sun really does a number, huh? I’ve tried about every “miracle” caulk and sealant out there, and honestly, they all seem to last about as long as the next one. I get the temptation to just patch and move on, especially with how pricey new flashing is. But sometimes, after fighting it for years, I finally bit the bullet and replaced a section—and weirdly enough, it was kind of a relief. Not cheap by any stretch, but at least I stopped stressing every time it rained. You’re not alone in feeling stuck between fixes and full-on replacement.
That’s been my experience too—UV just eats up sealants, no matter what the label promises. I kept patching a few spots on my south-facing dormer for years, and every summer it’d crack again. Eventually, I replaced about 10 feet of flashing and honestly, it was a pain upfront but way less hassle in the long run. The peace of mind during storms is worth something, even if my wallet still holds a grudge. Sometimes the “quick fix” just drags things out.
Eventually, I replaced about 10 feet of flashing and honestly, it was a pain upfront but way less hassle in the long run.
Couldn’t agree more—patching with sealant is just a band-aid, especially on south-facing spots. Like you said, “the peace of mind during storms is worth something.” Upfront work pays off. I’ve seen folks spend years chasing leaks that a proper redo would’ve solved. Sometimes you just gotta bite the bullet and do it right.
I hear you on the upfront pain—my wallet definitely feels it every time I have to do a “real” repair instead of a patch. But I keep wondering, is there ever a situation where a patch actually holds up? Like, if you’re dealing with a north-facing side that barely gets sun or rain, could a sealant job last a few years? I’ve got a couple of spots that aren’t leaking yet, but the flashing looks rough. Part of me wants to just slap some sealant on and hope for the best, but then I remember the mess I dealt with last winter when a “quick fix” failed during a storm.
I’m also curious how much folks are spending on these redos. Ten feet of flashing doesn’t sound like much, but the cost adds up fast, especially if you’re hiring it out. Did you do it yourself or bring in a pro? I’m all for peace of mind, but sometimes I wonder if I’m overthinking it, especially when the budget’s tight. Still, hearing your experience makes me think it’s probably worth the hassle in the long run... even if it stings a bit now.
