Skylights & Sun Tunnels

Skylights and sun tunnels only perform well when the unit, flashing, curb detail, and surrounding roof all work together.

We inspect the unit, the flashing, the curb, and the surrounding roof first, then recommend repair, re-flash, replacement, or permit-aware new installation based on what we find.

Request an Estimate Call (408) 363-8052

Common signs you need this service

Stains, bubbling paint, or dampness near a skylight opening
Drips during rain or wind-driven weather
Fogging between panes or a cracked dome
Drafts or heat gain near the opening
Leaks that keep returning after caulk or roof patches
Aging units that may not make sense to keep through a reroof
A reroof project where skylight details should be corrected at the same time
A room that needs more daylight through a skylight or sun tunnel

What is included

Roof-side skylight or sun tunnel inspection
Flashing evaluation at the unit and nearby roof transitions
Leak-path troubleshooting above and beside the opening
Re-flash or repair evaluation when the unit can still be kept
Replacement evaluation for failing or outdated units
Water-control review for underlayment, flashing, drainage, and curb detail
Curb correction where height, geometry, or wood condition is part of the problem
Photo documentation with written next-step recommendations
Limited roof-adjacent carpentry at the opening when required
Daylighting feasibility review for new skylights or sun tunnels

What fails around a skylight or sun tunnel?

The stain inside does not always tell you what actually failed. Many skylight leaks come from the roof around the opening, not from the skylight itself, so we sort the problem into the right bucket before we recommend the scope.

Unit failure

The skylight or sun tunnel itself is failing.

Fogging between panes
Cracked dome or damaged glazing
Failed frame or operable hardware
Visible age or deterioration at the unit
A unit that no longer makes sense to rebuild around

Flashing failure

The roof-side flashing around the unit is incomplete, mismatched, corroded, or patch-dependent.

Rain-only leaks at the skylight perimeter
Heavy reliance on caulk or roof mastic
Missing, open, or mismatched flashing pieces
Perimeter staining that follows the frame edge
Leaks tied to nearby roof transitions

Curb-detail failure

The curb height, geometry, wood condition, or uphill detail is the weak point.

Recurring leaks at curb corners or the uphill side
Low curb exposure on low-slope roofs
Decay or soft wood around the opening
Debris buildup or weak drainage above the unit
Patch history tied to the curb instead of the glass

Adjacent-roof failure

Water enters from nearby roof details and shows up at the skylight opening.

Leak starts at one shaft corner instead of the full perimeter
Problems worsen with wind-driven rain
Nearby valleys, walls, or penetrations show wear
Drainage choke points above the opening
Roof material failure beside or uphill from the skylight

Re-flash, replace, or install new?

After we identify the failed component, we decide whether targeted roof work, unit replacement, or a new opening makes the most sense.

Re-flash / repair

This usually makes sense when the skylight itself is still worth keeping and the problem is in the roof details around it.

Best when the surrounding roof still has usable life
Targets flashing, underlayment tie-ins, or nearby roof conditions
Avoids replacing a unit that is still worth keeping

Replacement

This is the better choice when the unit is failing, outdated, or no longer worth tying into a refreshed roof system.

Applies to failed glazing, cracked domes, or compromised frames
Often makes the most sense during reroofing
Avoids locking an end-of-life unit into a new roof assembly

New installation

This starts with feasibility. The roof type, pitch, framing, access, and permit review all have to line up before a new opening is the right call.

Starts with feasibility instead of assumptions
Separates skylights from sun tunnels based on roof layout and room goals
Confirms city and roof constraints before final scope

How we evaluate the right path

We look at the unit, the surrounding roof, and the timing of any reroof work before recommending the scope.

Inspect the unit, the curb, and the full upslope roof area
Separate unit failure from flashing, curb, and surrounding-roof problems
Document the findings and explain the repair, replacement, or new-install recommendation in writing
Complete the agreed roofing scope and verify the finished roof integration

How skylight work interacts with reroofing

Reroofing is often the best time to correct flashing, underlayment, and curb problems around an older skylight.

Opening the surrounding roof makes it easier to correct underlayment and flashing cleanly
Curb repairs, wood replacement, and drainage cleanup are simpler when the roof area is already open
An aging skylight often makes more sense to replace during reroof than to build into a new roof system
If the roof still has life left, a targeted repair or re-flash can still be the better value choice

Roof Repair Roof Replacement Materials

Roof type and pitch compatibility

Roof covering, slope, and mounting type all change how skylight work should be built. That is why shingle, tile, metal, low-slope roofs, and sun tunnels are not handled the same way.

Shingle / low-profile roofs

These roofs usually depend on clean step flashing, head flashing, and underlayment integration around the opening.

Slope still matters, especially on lower-pitch roof planes
Head flashing and uphill drainage need to be reviewed carefully
Patch-heavy perimeter work is rarely the long-term answer

Tile roofs

Tile openings need tile-specific cuts, side drainage, and surrounding roof work that fits the profile of the tile system.

Tile cuts and side drainage have to be planned together
Flashing choices depend on the tile profile and roof pitch
Reroof coordination is often the cleanest time to correct these details

Metal roofs

Metal roofs need skylight details that respect the panel profile, movement, and drainage pattern of the roof.

Standing seam and exposed-fastener systems do not share the same detail assumptions
Transitions above the unit matter as much as the perimeter itself
Metal-specific flashing is more reliable than adapting a shingle-style fix

Low-slope / flat roofs

Low-slope work usually puts more attention on curbs, membrane tie-ins, drainage, and product compatibility than on the skylight alone.

These roofs often call for curb-mounted or flat-roof-specific solutions
Ponding and uphill drainage have to be reviewed carefully
Low curb exposure can change the right correction plan

Sun tunnels

Sun tunnels can be a good daylighting option when a full skylight is not the best fit, but they still need proper roof integration.

They can work well for halls, baths, closets, and interior rooms
Pitched-roof and flat-roof installations are not handled the same way
A smaller opening can simplify the scope, but it still needs the right flashing

Mounting and product options

Fixed and venting units based on ventilation goals and clearance rules
Deck-mounted and curb-mounted options based on roof type, slope, and opening condition
Flashing packages that match shingles, tile, metal, or low-slope roofing
Sun tunnel options where a full skylight is not the best fit
Replacement timing coordinated with reroof scope when the unit is aging out
Limited interior finish only when specifically included in the written scope

Exact product compatibility depends on the roof covering, pitch, manufacturer requirements, and city permit review. We confirm the right pathway during the estimate.

City permit considerations

City review matters most when the work goes beyond a simple replacement. The goal here is to flag what can change the scope before the schedule is locked.

San Jose

Replacement stays simpler only when the roof around the skylight is not changing.

Roof changes move the job into a different permit path
Operable units, framing, and glazing details can add review

Sunnyvale

Skylight and solar tube work has its own permit track, and framing changes make it more involved.

Replacement and new openings are not treated the same way
Low-slope curb conditions and reroof overlap can change the scope

Mountain View

Adding skylights or changing framing moves work out of the same-day reroof track.

That can affect timing and paperwork early
It is best to define skylight scope before reroof scheduling is locked

Palo Alto

Visible skylight changes can trigger added planning review before the building permit is issued.

New openings or visible reconfiguration need early screening
That extra review can affect scope, timing, and permit routing

Gilroy

Skylights and structural changes can push a reroof beyond the simplest permit route.

Plans may be required when skylights are part of the scope
It is better to clarify that before materials and field timing are locked

Permit path varies by city, roof type, framing conditions, and whether the work is repair, replacement, or a new opening.

Skylights & Sun Tunnels FAQ

General Roofing Questions

Can you repair skylight leaks without full roof replacement?

Often, yes. Many skylight leaks come from flashing or nearby roof conditions, and targeted corrections can solve the issue when the surrounding roof is still in workable shape.

Do all skylight leaks require a new skylight?

No. A leak at the opening can still be a flashing problem, a curb problem, or water entering from the roof above the skylight.

How do you tell whether the skylight is failing or the roof around it is failing?

We inspect the unit, the flashing, the curb, and the full upslope water path. Fogging or cracked glazing points toward unit failure, while many rain-only leaks come from the roof around the opening.

When is re-flashing enough?

Re-flashing is usually enough when the skylight itself is still worth keeping and the problem is in the roof-side flashing or nearby roof details.

When should a skylight be replaced during reroof?

When the unit is already aging out, leaking at the assembly itself, or likely to become the weak point in a new roof system, reroof is often the cleanest time to replace it.

Are fixed and venting skylights handled differently?

Yes. Venting units add location and clearance considerations that can change the replacement recommendation.

What is the difference between deck-mounted and curb-mounted?

They are different roof-integration methods. The right choice depends on the roof type, slope, and the condition of the opening.

Are sun tunnels a good alternative to a full skylight?

They can be, especially for halls, closets, baths, and other interior spaces where a full skylight is not the best fit.

Will skylight work change my reroof permit path?

It can. Replacement, framing changes, or a new opening can move the project out of the simplest reroof path depending on the city.

Do you handle limited carpentry or coordinate skylight work with roof repair and roof replacement?

Yes. We handle limited roof-adjacent carpentry when the opening requires it, and we often coordinate skylight work with roof repair or reroof scope so the roof transitions are rebuilt together.

How we document skylight leak conditions

During skylight leak inspections, we document the opening, the surrounding roof, and the way water is moving across the roof so the written scope matches what we found.

Roof location and roof type

Overall roof-plane photos showing the unit location, slope, and roof covering
Wide views that show how the skylight sits within the larger drainage pattern

Unit identification and opening type

Manufacturer or model information if accessible
Photos showing whether the unit is fixed, venting, deck-mounted, curb-mounted, or a sun tunnel

Leak path above the opening

Uphill drainage path above the unit
Nearby valleys, walls, penetrations, or debris choke points that can redirect water
Curb height or roof geometry issues where relevant

Flashing and curb conditions

Close-ups of head, side, and downhill flashing conditions
Photos of exposed patching, open laps, corrosion, decay, or weak curb corners

Interior evidence and closeout photos

Interior stain pattern and shaft location if accessible
Attic or underside views when they help confirm the leak path
Before-and-after photos showing the completed roof integration and final water-shedding detail

Related services and planning resources

Roofing services

Service areas

Materials and roof systems

What affects scope and pricing

Final cost depends on what failed and how much surrounding roof work is required.

Roof access and roof height
Unit type and condition
Flashing and curb complexity
Repair or re-flash vs. replacement vs. new installation
Reroof coordination
Framing review or permit-related scope if applicable

Need a clear skylight scope?

Request an inspection for leak diagnosis, reroof coordination, replacement planning, or permit-aware new installation.