Keeping rain out: Tips for a watertight window install?

- Had a similar moment—skipped primer on one window, ended up with a tiny leak right at the corner.
- Peel-and-stick was way easier for the small basement window, but I found it didn’t stick as well on rough brick.
- Used a foam brush for liquid flashing around the kitchen window. Less mess than chip brushes, but still got some on my shoes...
- Not sure if it’s just me, but corners always seem to be where things go sideways.

Not sure if it’s just me, but corners always seem to be where things go sideways.

Corners are the bane of my existence when it comes to window installs. I’ve done maybe a dozen over the years—everything from 1920s wood sashes to those new vinyl jobs you get at the big box store—and I swear, the corners are always where stuff gets weird. Water loves finding that one spot you missed.

I’ll admit, I tried skipping primer once too (in a rush, thought “eh, how much difference could it make?”). Big mistake. The flashing tape started peeling after our first real storm and I ended up with a soggy drywall patch right below the sill. Lesson learned: on rough brick, primer’s not optional. Even then, some tapes are just stubborn about sticking. The only one that half-worked for me was the “high tack” kind, but even then I had to really press it in with a J-roller.

As for liquid flashing—I’m with you on the foam brush being less messy than chip brushes, but man, that stuff finds its way everywhere. Last time, I got some on my dog’s fur... still not sure how.

One thing that helped me with corners: pre-folding the flashing tape into an L-shape before sticking it down. You sort of crease it along the edge so it wraps tight. Not perfect, but better than fighting with flat tape and hoping it’ll bend right into place. And don’t be afraid to double up—overlap more than you think is necessary.

Still skeptical about all these “miracle” products though. At the end of the day, if your sill isn’t sloped outwards or you miss a step in prep, water finds a way in no matter what fancy tape or goo you use. My neighbor swears by caulking every seam, but honestly, caulk cracks and shrinks over time... so I only use it as backup.

Curious if anyone’s actually had long-term luck with just peel-and-stick on rough surfaces? Or is liquid flashing plus tape still the gold standard for tricky spots?

Curious if anyone’s actually had long-term luck with just peel-and-stick on rough surfaces?

Tried peel-and-stick only once on old stucco—didn’t hold up. Ended up patching leaks after the first winter. My go-to now: liquid flashing in corners, then tape overlapped at least 2 inches. Definitely less drama since.

Yeah, I’ve got to agree—peel-and-stick just doesn’t cut it on rough stuff. Had a similar experience a few years back on my 60s ranch. The exterior’s got this old, gritty stucco, and I figured I’d save time with peel-and-stick flashing. Looked fine at first, but by spring I had water stains creeping in around the window corners. Turns out, the tape just couldn’t get a real seal with all those little bumps and pits.

I saw this in your post:

liquid flashing in corners, then tape overlapped at least 2 inches. Definitely less drama since.

One thing I learned the hard way: don’t trust the “all-weather” label on some of those tapes. Had one batch that just peeled right off when it got cold, even over liquid flashing. Pricey lesson. Now I stick with brands that specifically mention compatibility with masonry or stucco.

Honestly, if you’re dealing with anything rough or uneven, skipping the liquid step is just asking for trouble. It’s a bit more work upfront, but way less hassle than chasing leaks after the fact.

Curious if anyone’s actually managed to get peel-and-stick alone to work long term on rough surfaces? I haven’t seen it yet…

Yeah, I’m with you—peel-and-stick just doesn’t grab onto rough stucco or brick the way you’d hope. I’ve tried a few brands over the years, figuring maybe the “high-tack” formulas would do better, but it’s always a game of whack-a-mole with leaks. Even when it looks like it’s holding, give it a season or two of freeze-thaw and you’ll find a corner peeling up or a soft spot that lets water sneak in.

Liquid flashing is messy, for sure, but it’s the only thing I’ve found that actually fills in those little voids and gives the tape something to bite into. I’ll usually do a heavy coat in the corners and anywhere the stucco gets especially lumpy, then layer the tape on top while it’s still tacky. It takes longer, but once it’s done, I don’t have to worry about callbacks or repairs.

I’ve heard some folks claim success with just tape on “lightly textured” surfaces, but I haven’t seen it hold up long-term myself. Maybe if you’re in a super dry climate, but where I am (lots of rain + freeze cycles), skipping the liquid step is just asking for headaches down the line.

That matches my experience almost exactly—liquid flashing is a pain to work with, but it’s the only thing that’s actually kept water out around my old stucco window frames. I’ve tried skipping it and just using the “super sticky” tapes, but those always seem to peel once the weather gets wild. Out of curiosity, has anyone tried any of the newer hybrid sealants that claim to work as both a flashing and adhesive? I’m wondering if they’re any less messy than traditional liquid flashing or if it’s just marketing.

Tried one of those hybrid sealants—specifically the SikaFlex stuff—on a basement window last fall. It’s billed as a flashing and adhesive in one, but honestly, it’s not the miracle fix I hoped for. The application is definitely cleaner than old-school liquid flashing, but you still need to be careful about getting a solid bead with no gaps. It’s a lot thicker than caulk, so smoothing it out is a bit of a wrestling match.

Once cured, it’s stayed put through a couple wild storms, so at least there’s that. But I wouldn’t say it’s dramatically less messy. If anything, it just trades the “drippy” mess for more of a “sticky” mess—think stubborn residue on your gloves and tools. Price-wise, it’s not cheap either.

One thing I do like: it seems to bond really well to both the stucco and the window frame, which is where tapes failed for me too. Jury’s still out on long-term durability, but so far, no leaks. Has anyone noticed if these hybrids hold up to UV over time? That’s my next concern...

That’s interesting about the SikaFlex. I picked up a tube last winter when I noticed some minor seepage around a couple of my basement windows—old aluminum frames in poured concrete, probably original to the house (1970s). I hear you on the “sticky” issue; that stuff clings to everything. I ended up tossing a pair of gloves because there was no salvaging them after.

The bond strength is impressive, though. I used it where flashing tape kept peeling off—especially near some rough stucco patches—and so far, the seal looks solid. Like you, I’m not convinced it’s any less messy than traditional methods, just a different kind of hassle. And yeah, for what it costs, I was hoping for an easier cleanup.

I share your concerns about UV exposure. The packaging claims “UV resistant,” but that always feels like marketing more than science. My windows don’t get much direct sun—mostly shaded by shrubs and eaves—so I can’t say if it’ll chalk or crack over time. Anyone tried this stuff on south-facing windows for more than a year or two? Would be good to know if it starts breaking down or pulling away at the seams.

One thing I’ve been wondering: with these hybrids being so thick, does anyone prep the surface differently? I cleaned with rubbing alcohol and roughed up the frame a bit, but maybe there’s a better way to ensure long-term adhesion, especially in spots that see a lot of temperature swings. Curious if surface prep makes as much difference as the product itself...

I get the appeal of SikaFlex, but honestly, I’m not convinced it’s always the right answer for old aluminum frames. That stuff is tough, sure, but I’ve seen it pull away after a couple freeze-thaw cycles if the concrete wasn’t bone dry. Prepping with alcohol helps, but sometimes you just can’t beat a good primer—especially on rough or chalky surfaces. And about UV claims… I’ve seen more than one “UV resistant” sealant turn gummy or brittle on south-facing windows after two summers. Sometimes the old-school polyurethane caulk holds up better in the long run, even if it’s messier to apply.

Sometimes the old-school polyurethane caulk holds up better in the long run, even if it’s messier to apply.

Totally agree on the mess factor—polyurethane got all over my hands last fall, but it’s still stuck tight after a wild winter. I did a full clean with acetone, then primer, then caulk. Tedious, but worth it. For south-facing windows, I’m sticking with the tried-and-true stuff... new “UV resistant” tubes just didn’t cut it for me either.