Commercial Skylight Repair and Replacement Across Maryland

Golden Eagle Roofing treats a skylight as what it structurally is: a hole in the roof with a lid on it. We inspect the unit, the curb, the flashing, and the membrane tie in together, distinguish an actual leak from condensation, and address the fall protection question that most skylight conversations skip entirely.

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A Skylight Is a Roof Penetration First

Water showing up under a skylight can be coming from the glazing seal, the frame joints, the curb, the base flashing, the membrane tie in, a seam upslope, or blocked drainage nearby. It can also not be a leak at all. Warm humid interior air condensing on cold glazing produces water that drips exactly like a leak and appears on cold clear nights rather than during rain. Sorting out which one you have comes before quoting anything, and it uses the same discipline as the rest of our commercial roofing services in Maryland.

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Atlas Pro+ Platinum Contractor
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Licensed, Insured & Local
20+ Years of Roofing & Claims
HAAG Master Level Inspector
Charles Owen Jr.
Former Nationwide & Allstate Insurance Adjuster
Owner
a selfie of Charles Owen Jr. the owner of Golden Eagle Roofing LLC.

Skylight Conditions That Need a Roof Level Look

Interior evidence gets the phone call. The rooftop detail usually holds the actual answer.

01

Water That Appears Without Rain

Water on cold nights but not during storms is condensation rather than a leak. The fix involves interior humidity, ventilation, and sometimes the glazing assembly itself. Replacing flashing will not change it, and plenty of owners have paid for that lesson twice.

02

Clouded, Yellowed, or Crazed Glazing

Acrylic domes yellow and develop fine surface cracking under years of UV exposure. Crazing weakens the panel, which matters more than appearance does, because a degraded dome is a fall hazard for anyone working on that roof.

03

A Curb Sitting Too Low

Curbs need enough height above the finished roof surface for base flashing to terminate above the water line. Low curbs, and curbs buried by successive reroofs, are a persistent leak source and a fall protection problem at the same time.

04

Reroofing Is Coming Up

A replacement roof forces the decision. Reflash the existing units, replace them, or remove them and close the openings. Deciding during the project instead of before it is how skylights end up reflashed onto curbs that should have been rebuilt.

Repair, Replace, or Remove the Opening

The answer depends on the unit's condition, the curb it sits on, whether the building still benefits from the daylight, and whether a roof project is already scheduled.

Option 1
Least Invasive

Repair the Detail

The unit is serviceable and the failure sits at the flashing, curb, sealant, or membrane tie in. Repair makes sense here, and correcting the surrounding roof detail is usually what actually stops the leak rather than anything done to the skylight itself.

What We Evaluate
Unit and glazing remain serviceable
Failure is at the curb or flashing
Curb height can be corrected
Surrounding membrane is sound
Option 2
Buys You Years

Replace the Unit

Glazing has yellowed or crazed, seals have failed, or the frame has deteriorated past sensible repair, and the building still wants the daylight. Replacement is also the moment to correct curb height and specify glazing appropriate to the fall exposure.

What We Evaluate
Glazing is yellowed or crazed
Seals or frame have failed
Daylight is still wanted
Curb can be rebuilt to height
Option 3
Full Upgrade & Reset

Remove and Close the Opening

The daylighting is no longer needed, the unit has been a recurring problem, or interior lighting has been upgraded since it was installed. During a reroof, closing the opening removes a leak source and a fall hazard permanently.

What We Evaluate
Daylighting is no longer needed
Unit has failed repeatedly
Reroof is already scheduled
Structural closure can be designed
Our process

How Skylight Work Is Diagnosed and Executed

Determine what is actually producing the water, then address the unit and the roof detail as one assembly rather than two separate jobs.

01

Separate Leak From Condensation

Timing, location, and the pattern of the water are compared against weather history and interior conditions, because condensation and a flashing leak call for completely different work and completely different money.

02

Inspect the Full Detail

Glazing, seals, frame joints, curb condition and height, base and counter flashing, membrane tie in, and drainage around the unit are each examined rather than assuming the glass is at fault.

03

Repair, Replace, or Remove

The scope addresses the unit and the roof detail together, with curb height corrected where needed so base flashing can terminate properly above the roof surface and the water line.

04

Address Fall Protection

Curb height and guarding are reviewed against OSHA requirements so the finished installation does not leave a hazard for the next person who has to service rooftop equipment.

Most Skylight Leaks Are Not the Skylight

The glass gets blamed because it is the visible thing overhead. In practice the water is usually entering at the curb, the base flashing, the membrane tie in, or a seam upslope, and sometimes it is condensation rather than a leak at all. Golden Eagle diagnoses the whole detail before quoting anything, and Charles Owen Jr.'s HAAG Commercial and Residential Inspector certification is exactly the training for telling those apart.

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Charles Owens Jr. writes scopes the way an an adjuster reads it creating quicker approvals and less delay.
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Skylight Work by Building Type

Unit type, quantity, roof system, and what sits below the opening all shape the approach.

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Retail, Office, and Occupied Interiors

A leak lands on merchandise, ceiling tile, or somebody's desk, so interior protection and fast diagnosis matter. Usually single units or small groups, curb mounted on a membrane roof.

Residential Services
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Churches and Institutional Buildings

Larger architectural glazing, steep slope installations, and units integrated into the building's design. Flashing transitions are more complex and access frequently requires lifts rather than ladders.

Commercial Services
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Industrial and Large Low Slope Roofs

Warehouses often carry dozens of identical translucent panels of the same age. They tend to reach end of life together, which makes grouped replacement during a reroof far more economical than replacing them one failure at a time.

Multi-Family Services

Commercial Skylight Questions

Roof level answers on leaks, condensation, replacement, safety, and cost.

Why is my commercial skylight leaking?

The common sources are curb flashing, the membrane tie in around the curb, frame joints and glazing seals, and drainage backing up nearby. The glazing itself is a less frequent culprit than most owners expect. Diagnosis has to cover the whole detail rather than just the unit.

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Could it be condensation instead of a leak?

Frequently, and it is one of the most common misdiagnoses in commercial roofing. Condensation shows up on cold nights rather than during rain, often appears at the frame or the low edge of the glazing, and is driven by interior humidity. No amount of flashing work will stop it.

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Do commercial skylights need fall protection?

OSHA requires employees to be protected from falling through any hole including skylights that is four feet or more above a lower level. Most skylight glazing is not designed to hold a person's weight. Screens, guardrails, or a curb tall enough to meet the code exception are the usual approaches.

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Should skylights be replaced during a reroof?

They should at least be evaluated, and on older units the answer is usually yes. Reflashing a deteriorated unit or a low curb into a new roof means opening that detail again within a few years, which costs more than replacing it while the roof is already open.

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What affects skylight project cost?

Unit size, quantity, and glazing type, curb condition and whether it needs rebuilding to a proper height, the roof system the flashing has to tie into, building height and access, interior protection requirements, fall protection work, and whether the project is coordinated with a larger reroof.

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