Skylight installation, replacement, and leak repair in Seattle. Velux and other top brands. expert flashing and waterproofing for PNW roofs.
Skylights bring natural daylight into spaces that would otherwise depend on electric lighting. Hallways, bathrooms, kitchens, and attic conversions all benefit dramatically from overhead natural light. In the Pacific Northwest, where overcast days are the norm from October through April, every bit of natural light makes a difference in how your home feels.
K Single Corp installs and services skylights across King, Snohomish, and Pierce County. We’ve been working with skylights on PNW roofs since 2007, and we understand the unique challenges they present in this climate. The key to a skylight that performs and does not leak is installation quality, especially the flashing details that keep water out.
Adding a skylight to your home is one of the most impactful upgrades you can make. A well-placed skylight transforms dark spaces, reduces daytime energy use, and can increase your home’s value. Here’s how we approach new skylight installations:
Site Assessment. We evaluate the interior space to determine the ideal skylight location, considering roof structure (rafters, ridges, hips), attic space, wiring and plumbing routes, and the angle of natural light at different times of day. Not every location works, and we will give you honest guidance on placement.
Structural Framing. We cut the roof opening and install proper headers to maintain the structural integrity of your roof framing. If the opening falls between rafters, we frame the opening to code. For larger skylights or locations that require cutting a rafter, we install engineered headers to carry the load.
Waterproofing. This is where most skylight problems start and where our expertise matters most. We install ice-and-water shield around the entire opening, then use a full step-flashing kit (Velux’s No Leak system or equivalent) that integrates with the surrounding roofing material. Every overlap, corner, and transition is detailed to shed water reliably in heavy rain.
Skylight Installation. We set the skylight unit on the prepared curb or deck mount, secure it according to the manufacturer’s specifications, and verify proper alignment and operation (for venting models).
Interior Finishing. We frame and finish the interior light well with drywall, including proper insulation to prevent condensation. The light well is angled to maximize light distribution into the room. We can coordinate with your painter or finish the drywall to a paint-ready stage.
If your home has existing skylights that are leaking, fogged (indicating seal failure), or just outdated, replacement is often the best solution. Older skylights, especially those installed before 2000, typically have single-pane or early dual-pane glass with poor thermal performance and degraded seals.
Our replacement process:
We strongly recommend replacing skylights at the same time as a roof replacement. With the roofing material already removed, we can replace the skylight, flashing, and surrounding roofing in one seamless operation, saving you the cost of a separate tear-off later.
A leaking skylight doesn’t always mean you need a new one. In many cases, the leak is a flashing problem, not a skylight problem. Over time, the sealants and flashings around skylights deteriorate, especially in the PNW where constant rain, temperature swings, and debris accumulation stress these components year after year.
Our leak repair process starts with a thorough inspection to identify the source. We check:
If the skylight itself is sound, we can often resolve the leak by replacing the flashing system and surrounding roofing material. If the unit is failing, we’ll recommend replacement and give you options.
Fixed Skylights. The most common and affordable option. Fixed skylights provide daylight but don’t open. Ideal for hallways, stairwells, closets, and spaces where ventilation isn’t needed.
Venting Skylights. These open to allow hot, moist air to escape. They are excellent for bathrooms, kitchens, and upper floors that trap heat. Manual-opening and solar-powered electric options are available. Solar-powered Velux venting skylights qualify for the federal solar tax credit.
Tubular Skylights (Sun Tunnels). For spaces where a traditional skylight won’t fit (small bathrooms, interior hallways, closets), sun tunnels capture light on the roof and channel it through a reflective tube to a ceiling diffuser. They’re less invasive to install and more affordable than full-sized skylights.
We cannot overstate this: the single most important factor in a leak-free skylight is the flashing installation. The skylight unit itself is a sealed, factory-built product. The failure point is almost always where the skylight meets the roof, and that is 100% an installation quality issue.
At K Single Corp, we use manufacturer-specified flashing systems, ice-and-water shield underlayment, and proven installation techniques on every skylight project. Our 10-year workmanship warranty covers the installation, and the manufacturer’s warranty covers the unit.
We install, replace, and repair skylights throughout King County, Snohomish County, and Pierce County, from Seattle’s neighborhoods to Bellevue, Kirkland, Renton, Burien, Tacoma, Everett, and every community in between.
Call K Single Corp at (206) 659-4349 for a free skylight consultation.
Skylights bring natural light into your home, but improper installation is the #1 cause of skylight leaks. We install VELUX skylights with full flashing kits, integrated into the roofing system so they're watertight for decades.
The most critical part of any skylight installation is the flashing. We use manufacturer-supplied flashing kits with ice-and-water shield underlayment at every edge to create a waterproof seal that withstands PNW rainfall.
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Free estimates with no obligation. We respond within one business day.
Real work on real homes across the Puget Sound.
Edmonds
Remove three old acrylic bubble skylights, enlarge openings, install VELUX FS fixed skylights with Low-E glass, new flashing kits, patch and reshingle around each skylight.
Kirkland
Roof cut-outs, VELUX FCM fixed skylights with flashing kits, curb construction, drywall light shafts, interior finishing, matching shingle patch.
From first call to final walkthrough. Here's how we work.
We inspect your roof, discuss your needs, and provide a detailed, no-obligation estimate, typically within 48 hours.
You receive a clear, itemized quote with material options, timeline, and warranty details. No hidden costs.
Our experienced crew handles your project with care: quality materials, clean worksite, and daily progress updates.
We walk the completed project with you, ensure everything meets our standards, and activate your 10-year workmanship warranty.
We offer payment plans to fit your budget. Ask about financing options during your free estimate.
The number one cause of skylight leaks in the PNW is flashing failure, not the skylight unit itself. Improper installation, deteriorated flashing kits, or sealant breakdown allows water to penetrate around the skylight frame. The constant rain, freeze-thaw cycles, and debris accumulation on PNW roofs accelerate flashing wear. When we install or replace skylights, we use full step-flashing kits and ice-and-water shield to create a waterproof barrier that handles our climate.
We primarily install Velux skylights. They are the industry leader and perform exceptionally well in the Pacific Northwest. Velux offers fixed, venting, and solar-powered options with dual-pane, low-E glass, and excellent thermal performance. Their No Leak flashing system is specifically designed for proper water management, and their 10-year installation warranty (on qualifying installations) complements our own 10-year workmanship warranty. We can also install Fakro and other brands based on your preferences and budget.
Modern skylights are net energy positive for most PNW homes. Dual-pane, low-E glass minimizes heat loss in winter while allowing passive solar heat gain on sunny days. Venting skylights provide natural ventilation that can reduce cooling needs in summer. The natural daylight reduces the need for electric lighting year-round. Older, single-pane skylights are energy losers and should be replaced with modern units.
A new skylight installation (including cutting the roof opening, framing, flashing, and interior finishing) typically ranges from $2,000 to $5,000 per skylight depending on the size, type (fixed vs. venting), brand, and roof complexity. Skylight replacement (swapping an existing unit for a new one with new flashing) is usually $1,500 to $3,500 per unit. We provide exact pricing during your free in-home consultation.
Yes. We install new skylights on existing roofs as a standalone project or as part of a roof replacement. The process involves cutting a roof opening, framing the opening with proper headers, installing ice-and-water shield and flashing, setting the skylight unit, and finishing the interior with a drywall light well. We pull all required permits and ensure the installation meets structural and building code requirements.
Some condensation on skylights is normal in the PNW, especially during cold mornings when warm interior air meets the cold glass surface. Modern dual-pane skylights with low-E coatings significantly reduce condensation compared to older single-pane units. Venting skylights help by allowing moist air to escape. If you're experiencing heavy condensation, it may indicate an issue with indoor humidity levels, ventilation, or a failing seal between the glass panes.
Yes, this is the single best time to replace or upgrade skylights. When the roofing material is off, we can inspect the framing, replace the flashing system completely, and install a new skylight unit without any additional tear-off costs. If your skylights are more than 15-20 years old, replacing them during a re-roof is significantly more cost-effective than doing it as a separate project later.
In many cases, yes. If the skylight unit itself is in good condition (no cracked glass, intact seal between panes, functional hardware), the leak is likely a flashing issue. We can replace the flashing and surrounding roofing material without replacing the entire skylight. However, if the unit is older than 20 years or showing signs of seal failure (fogging between panes), replacement is the better long-term investment.
Get a free, detailed estimate for your skylights project. We respond within one business day.