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You aired the room out, cleaned the sill, and it still comes back. That dampness signals failed flashing, allowing moisture to creep into the framing where you can’t see it.
Well-sealed openings do more than block rain. They prevent drafts that increase heating costs during our wet, windy winters, keeping your home efficient.
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| Window and Door Flashing Dunbar-Southlands Flashing Material | Standard Rainscreen Siding Tie-In Prices | Existing Stucco Cutback Integration Prices | Continuous Exterior Insulation Tie-In Prices |
|---|---|---|---|
| Standard Aluminum Flashing | CAD 800 – CAD 1,800 | CAD 1,800 – CAD 3,800 | CAD 3,200 – CAD 6,500 |
| Self-Adhering Membrane Flashing | CAD 900 – CAD 2,000 | CAD 2,000 – CAD 4,200 | CAD 3,500 – CAD 7,000 |
| Galvanized Steel Flashing | CAD 1,000 – CAD 2,200 | CAD 2,200 – CAD 4,600 | CAD 3,800 – CAD 7,500 |
| Stainless Steel Flashing | CAD 1,400 – CAD 3,000 | CAD 2,800 – CAD 5,800 | CAD 4,500 – CAD 9,000 |
| Architectural Copper Flashing | CAD 1,800 – CAD 3,800 | CAD 3,500 – CAD 7,200 | CAD 5,500 – CAD 11,000 |
Prevent water damage now
Damp spots around your window and door frames are more than just an eyesore. They show that water is getting into your walls. Over time, this moisture can rot the framing lumber and cause mould to grow behind the siding. What starts as a small leak can turn into an expensive repair.
The solution is careful, layered flashing that directs rain back outside. Our technicians remove the existing cladding, install interlocking metal or membrane flashings at the head, jambs, and sill, and then connect them with the home’s weather barrier. This way, there’s no way for water to get inside. For more details, check out our guide to window and door flashing in Vancouver.
Dunbar-Southlands homes are in a coastal rainforest area where wind-driven rain hits window openings from October to April. Many homes have aging stucco and cedar siding from the 1940s to the 1970s, which were not built to handle the amount of moisture that today’s storms bring.
South-facing homes on streets sloping toward the Fraser River delta get the worst of it. The original caulking often fails after a few seasons. Our crew at Dunbar-Southlands often finds hidden sill rot that began as a tiny leak. Proper flashing can stop that risk before it spreads.
Flashing installation in Dunbar-Southlands
In Dunbar-Southlands, we start window flashing with a strong, flexible sill pan. We use pre-formed aluminum or peel-and-stick membrane pans with end dams. These collect any water that gets past the window and direct it outward over the siding. This is important because older cedar or stucco cladding often does not have a flat, clean surface.
Next, we put self-adhered membrane strips up the jambs, overlapping them on the sill pan. This ensures water always flows down and out, never behind. The head flashing is added last. It is a rigid metal drip cap placed under the water-resistive barrier above and extends past the trim. For heritage-style wood windows common in the area, we often use a two-piece head detail with a dedicated end dam at each corner.
All layers connect with the existing building paper or housewrap using compatible tapes and mastics. On stucco homes, we cut back the old paper neatly and fill the gap with a fluid-applied flashing compound. This creates a solid seal around the rough opening before the new window or door is installed.
The building envelope in Dunbar-Southlands must handle frequent wet conditions due to its coastal rainforest climate. The main goal with window flashing is to create a drainage plane at the opening. This ensures any water that gets through the cladding is directed outside without wetting the structural sheathing.
We treat the rough opening like a small drainage cavity. The sill pan slopes to the outside, and the jamb flashings extend past the sheathing. This effectively connects the window unit to the drainage plane behind the siding. It keeps the capillary break intact, preventing water from soaking into the framing, even when wind pushes moisture against the joint.
For homes facing strong southeast storm winds from the Fraser delta, we extend the head flashing end dams further past the casing and seal the corners with flexible flashing tape. This detail helps resist upward and sideways water movement that can overwhelm a simple lapped joint, keeping the wall assembly dry from the rough opening to the finished trim.
