Skylight Leaks and Maintenance for Port Moody Homeowners

Skylights are a popular feature in Port Moody homes. With the city's dramatic mountain views and forested surroundings, homeowners on Heritage Mountain, Eagle Ridge, and Pleasantside often install skylights to bring natural light into upper floors and vaulted ceilings. But in a city that receives approximately 1,800 mm of precipitation per year, skylights are also one of the most common sources of roof leaks.

Here's what causes skylight leaks, how to maintain them properly, and when it's time for repair or replacement.

Why Skylights Leak

Skylights aren't inherently problematic, but they create a penetration in your roof's waterproof barrier. Every penetration is a potential failure point, and skylights are larger than most. The main causes of skylight leaks in Port Moody:

Deteriorated Flashing

Flashing is the metal barrier between your skylight frame and the surrounding roofing material. It's the most common failure point. Over time, Port Moody's heavy rainfall and temperature cycling cause flashing to:

• Lift at the edges allowing water to flow underneath
• Corrode if the metal quality is poor or if debris traps moisture against it
• Separate from the skylight frame as caulking ages and shrinks

Flashing failure doesn't mean the skylight itself is bad - it means the waterproofing around it needs attention.

Worn or Cracked Seals

The rubber gaskets and seals around the glass panel keep water from entering between the glass and the frame. These seals have a lifespan of 10-20 years depending on quality and UV exposure. When they crack or shrink, water finds its way in.

In Port Moody's climate, seals on south-facing skylights degrade faster because they get more UV exposure during summer, followed by constant moisture the rest of the year.

Condensation (Not Always a Leak)

Not every water issue around a skylight is a roof leak. Condensation forms when warm, moist interior air meets the cold glass surface. This is especially common in:

• Kitchens and bathrooms with skylights
• Homes with poor attic ventilation
• Cold winter mornings when the temperature difference is greatest

Condensation drips can look exactly like a leak. The way to tell: if water only appears on cold mornings and dries by afternoon, it's likely condensation. If water appears during or after rain, it's a leak.

Improper Installation

Skylights installed without proper step flashing, underlayment, or curb height are prone to leaks from the start. This is a problem we see in some Port Moody homes where skylights were added as aftermarket improvements rather than installed during original construction.

Debris Accumulation

Port Moody's heavy tree cover means fir needles, leaves, and small branches accumulate around skylights. This debris dams water against the uphill side of the skylight frame, creating persistent moisture contact that eventually finds a way in. Homes backed against the forest on Heritage Mountain and along Ioco Road are especially prone to this.

Skylight Maintenance Checklist

Regular maintenance prevents most skylight leaks. Here's what to do:

Twice a Year (Spring and Fall)

• Clear debris from around the skylight frame, especially on the uphill side
• Check flashing for lifted edges, rust, or gaps
• Inspect seals around the glass for cracking or separation
• Clean the glass - removing grime improves light transmission and lets you spot seal damage
• Check the interior for staining, moisture marks, or peeling paint around the skylight opening

Annually

• Inspect from the roof (professionally if needed) to check flashing integration with surrounding shingles
• Test weep holes if your skylight has them - these small drainage channels can clog with debris
• Check the curb - the raised frame the skylight sits on should be solid and properly sealed

After Major Storms

Port Moody's spring storms can drive rain sideways and at angles your skylight doesn't normally face. After any significant wind and rain event, check the interior around all skylights for new moisture signs.

When to Repair vs Replace

Repair When:

• Flashing has failed but the skylight is sound - re-flashing is a targeted fix that extends the skylight's life without replacing the unit itself
• Seals need replacement - professional seal replacement costs a fraction of a new skylight
• Minor condensation issues - improving ventilation or adding a condensation gutter solves this
• The skylight is less than 15 years old and the glass and frame are in good condition

Our roof repair service includes skylight flashing and seal repairs.

Replace When:

• The glass is fogged between panes - this means the sealed unit has failed and can't be repaired
• The frame is warped, cracked, or corroded - structural frame damage compromises the waterproof seal permanently
• The skylight is over 20 years old with multiple issues - at this point, a new unit with modern sealing technology is the better investment
• You're replacing the roof - this is the ideal time to replace aging skylights since the flashing integration is done as part of the roof installation

Modern skylights have significantly better sealing technology, low-E glass coatings, and improved flashing systems compared to units from 15-20 years ago. If your skylight is causing recurring problems, a new unit often solves them permanently.

Choosing the Right Skylight for Port Moody's Climate

If you're replacing or adding a skylight, consider:

• Fixed vs operable - fixed skylights have fewer seal points and are less leak-prone. Operable skylights add ventilation but require more maintenance
• Curb-mounted vs deck-mounted - curb-mounted skylights sit on a raised frame, providing better water shedding in heavy rain climates like Port Moody's
• Glass quality - double-pane low-E glass reduces condensation and improves energy efficiency
• Flashing kit - always use a manufacturer-matched flashing kit rather than custom fabrication. These are engineered to integrate with the specific skylight model

The Gutter Connection

Skylights affect how water flows across your roof surface. A skylight positioned above a gutter run can concentrate water flow in ways the gutter wasn't sized for. If you're noticing gutter overflow below a skylight, the water concentration may be the cause. Our sister company Smart Gutter Solutions can assess whether your gutter capacity matches your roof's drainage pattern.

Get Your Skylight Inspected

If your Port Moody skylight is showing signs of leaking, condensation, or age, a professional assessment tells you whether a repair or replacement makes sense. We inspect the full system - flashing, seals, frame, glass, and surrounding roof area - and give you clear options. Call us at 778-238-3280 or request a quote.