An interior fireplace or furnace’s smoke and combustion gases can safely escape through a chimney, which is a vertical channel that is frequently made of stainless steel, concrete, clay, or brick. Although not all homes have a traditional brick chimney and not all fireplaces require a chimney, repair is occasionally unavoidable for those homes that do.
- Typical Range: $160 to $750
- National Average: $455
Average Chimney Repair Costs
While you’ll most likely pay between $200 and $1,050 for a chimney repair, the overall cost will depend on the extent of the damage, material of the chimney, and which parts need to be fixed or replaced.
Some of the more pricey materials frequently used for chimneys include stucco and brick. Additionally, more extensive repairs like replacing crumbling brick, smoothing out a smoke chamber with mortar, correcting structural damage, or fixing a leaning stack can set you back up to $4,300.
Smaller chimney repair jobs, like sealing a leak or replacing a chimney cap, can cost as little as $110.
Factors in Calculating Chimney Repair Cost
The average price for chimney repair is between $160 and $750. Here are the top price determinants that homeowners should keep in mind when estimating the cost of chimney repair. Factors like repair type, chimney type, repair method, and labor all play a role in the final cost of chimney repair.
Repair Type
Even though they appear to be straightforward in nature, chimneys are actually intricate structures with a variety of parts, many of which are prone to failure over time. For this reason, a chimney that seems normal to a homeowner may actually have several problems upon professional inspection. Every repair job is different, and there are many different chimney repairs that might be required to get a chimney back in working order. In accordance with their complexity, they all have varying costs.
The chimney cap can be fixed for between $100 and $250. Additionally, flashing repairs are reasonably priced, running between $200 and $300. With a chimney crack repair cost averaging $150 to $500, repairing the mortar on a masonry chimney is a frequent task. A chimney siding repair will set you back $500 to $600.
Work on the smoke chamber, which costs between $500 and $2,000, is one of the more pricey repair types. Additionally, repairing a chimney stack could be expensive, costing anywhere from $500 to $3,500. The foundation is yet another costly repair, with prices ranging from $1,500 to $3,500.
Chimney Type
A variety of materials are used to construct chimneys. The type of chimney material significantly affects how much it costs to repair a chimney.
For instance, metal is a common material for chimneys because it is strong, long-lasting, and weather-resistant. However, during a storm, a metal chimney may dent or become damaged, and problems with the smoke chamber or flue are frequent. A metal chimney needs between $250 and $1,200 in repairs.
The price range for a prefabricated chimney is the same, $250 to $1,200. The distinction is that these chimney types offer fewer customization options than conventional metal chimneys because they are manufactured in a factory and assembled on-site. Prefab chimneys, like metal chimneys, have problems with their stainless or galvanized steel components, but they also have durability and require less maintenance overall.
Chimneys made of masonry have the highest cost range for repairs. The majority of homeowners associate a fireplace with these chimneys because of their traditional aesthetic. Masonry chimneys add value and a timeless appearance to homes, but they also deteriorate over time due to weathering and erosion. Since they typically burn wood, which can produce more carbon dioxide than other sources, masonry chimneys occasionally may require remortaring or even reconstruction to keep them in safe operating condition. For a traditional firewood chimney repair, homeowners should budget $300 to $1,500.
Another common chimney material is stucco, but stucco chimney repairs can be expensive, with typical costs ranging from $1,000 to $4,000. Numerous advantages of a stucco chimney, such as its sustainability and excellent color retention, may outweigh the cost for homeowners.
Repair Method
The methods and fixes for fixing various chimney problems vary. Depending on the condition of the chimney, a professional might suggest a number of repair options.
A typical crack repair technique that costs between $150 and $500 involves remortarizing a chimney. Another type of repair that costs $150 to $500 is sealing. Repointing and tuckpointing are two types of chimney repair that concentrate on the mortar, either to fix it or to match the bricks; their prices range from $500 to $2,500. It costs between $1,000 and $2,000 to parge a chimney (to smooth out the smoke chamber’s surface, mortar is added). Complete restoration, which can cost anywhere from $250 to $4,000, and rebuilding, which can cost anywhere from $500 to $4,000, are the most expensive types of repair techniques.
Labor
Since chimney repair is risky, a professional should probably handle it. Higher labor costs may result from this, particularly when fixing chimneys that are difficult to access. Labor costs reflect the risk that professionals may be exposed to harmful chemicals.
Between $50 and $150 is spent per hour on labor for chimney repairs. Homeowners should also anticipate a base fee of $50 to $100 because some chimney repairs can be finished quickly. The cost of labor can go up by an additional $50 to $200 if the repair is more extensive and requires scaffolding.
Additional Costs and Considerations
The following costs and factors may not be included in every chimney repair estimate; however, being aware of these possibilities can help homeowners avoid unpleasant surprises.
Repair Vs. Replacement
The final cost of a chimney repair depends on whether repair or replacement is chosen. Although not all chimney problems can be fixed, safety should be taken into account when making such decisions, so homeowners shouldn’t base them solely on cost. A chimney rebuild may be the best choice for the stability of the house and the safety of the occupants, despite the additional cost.
While the average chimney rebuild costs about $10,000, the average chimney repair costs between $160 and $750. While there is a sizable price difference between the two options, sometimes replacing a chimney is less expensive in the long run than making repairs.
An additional consideration is the chimney’s age. A chimney can last for fifty to one hundred years or longer, but if it has passed its prime, it will probably need to be replaced. Since replacement costs are unlikely to decrease over time, replacing an outdated chimney as soon as possible can help avoid future expenses.
Chimney Cleaning
Chimney cleaning is an annual part of a chimney’s routine maintenance schedule and includes a quick survey of the area and preparations like putting down a drop cloth or plastic sheet to protect indoor furnishings
Starting at the flue, the inside of the chimney is cleaned with large metal brushes. Up the chimney, the cleaning continues until every interior surface has been scraped. Debris will drop into the fireplace and be swept and vacuumed out.
The top chimney cleaning services will alert the homeowner if a problem is discovered during the cleaning process so they can take the necessary action. A chimney cleaning typically costs between $80 and $200, and additional costs may apply for any necessary repairs. A chimney cleaning job may cost as much as $800 if the chimney has been neglected for a while.
Chimney Inspection
Similar to chimney cleanings, annual inspections of chimneys are advised. Most of the time, a cleaning and an inspection can be completed simultaneously; these are level 1 inspections because of their simplicity. A level 2 inspection is necessary when it is clear that repairs or updates are needed. They cost between $100 and $500 and are a little more in-depth. A level 3 inspection is necessary when the chimney has suffered significant structural damage from either natural disasters or neglect. Between $1,000 and $5,000 may be required for this thorough inspection.
Chimney Maintenance
Regular maintenance includes both chimney inspection and cleaning. Repairing any cracks or leaks, monitoring mortgage joints and bricks, ensuring the chimney cap is present and undamaged, and routinely examining the fireplace damper’s operation are all additional aspects of chimney maintenance.
Visual inspections by the homeowner, which only take a few seconds of time, make up the majority of maintenance. Depending on how recently the chimney has been inspected or cleaned, yearly professional cleanings and inspections can cost anywhere from $80 to $500.
Emergency Repair Fees
On occasion, urgent chimney repair may be necessary. This frequently occurs when a strong storm sends a tree branch straight into a chimney or when a homeowner lights a fire in the fireplace and smoke starts to pour into the house. Both chimneys that are severely leaning and in danger of collapsing as well as those with flue cracks that could allow poisonous gases to enter the house are emergency situations.
Professional chimney repairers typically charge an emergency repair fee for same-day repairs. This is done to entice customers to book repairs during regular business hours. An emergency implies that the inspection and repair can’t wait, so the after-hours service call will incur an additional fee. For emergency chimney repairs, homeowners should budget between an additional $100 and $300.
Permits
Even routine chimney cleanings and yearly inspections are exempt from the need for a permit for home improvement work. A permit is typically needed, however, if the chimney repair calls for extensive masonry repairs, demolition, the removal of parts, or access through masonry.
The cost of permits is determined by regional municipalities. Some are incredibly inexpensive, while others can be quite pricey. A permit’s price can be impacted by a variety of factors, including location and the type of repair being done. Homeowners can anticipate to pay between $150 and $2,000 for general construction permits. The cost of a chimney repair will probably fall within this price range, but homeowners should factor in the potential cost of a permit when planning their budget. Additionally, it is advantageous to work with a chimney repair company that includes the cost of permits in its pricing and assumes responsibility for obtaining all necessary permits.
Types of Chimney Repair
Each chimney repair job is distinct. Some are relatively straightforward and don’t require a lot of labor, while others are involved and can quickly exceed a repair budget. The following cost calculator, broken down by types of chimney repair, can be used by homeowners to estimate their potential costs.
Cap Repair
A chimney cap is located directly above the chimney crown at the top of a chimney. As a result, the chimney is kept dry and free of wildlife. While a chimney can technically function without one, the advantages far outweigh the expense of getting one. To stop water from getting inside the house, the chimney cap must be repaired when it starts to rust or crack. With an average cost of $150 to $200, chimney caps are typically replaced rather than repaired.
Mortar Repair
A chimney or other brick building’s bricks are held together by mortar. Although it is durable, it does deteriorate over time, primarily as a result of expansion and contraction brought on by temperature changes. Cracks may start to appear, making it possible for smoke, carbon monoxide, and even stray embers to enter the space between the walls or the roof and pose a fire risk.
The best time to treat a crack is when it first appears, before it gets longer or deeper. Mortar repairs can be done for as little as $175, but if cracking is ignored and allowed to spread for too long, chimney mortar repairs can cost up to $3,000.
Flashing Repair
A metal sheet called chimney flashing is put around a chimney to make a watertight seal between it and the roof. Despite having a long lifespan in most cases, chimney flashing does eventually lose its effectiveness. It may be necessary to replace the flashing if there are gaps in the caulk surrounding the flashing, rust or water stains on the interior walls or ceiling close to the chimney, sounds or indications of water dripping, or discolored bricks on the chimney.
The typical price range for a flashing roof chimney repair is $200 to $500. However, a more costly chimney flashing repair, which can cost up to $2,000, is necessary for larger chimneys or those made of stone or brick.
Wood Rot Repair
A leaking chimney frequently leads to wood rot. Any nearby wooden structures start to soften and become damaged as water seeps in through cracks. Wood rot and mold are both potential problems. There are a few ways to deal with a leaking chimney and halt the spread of wood rot. The method of repair will determine the typical cost to fix a leaky chimney.
Depending on the severity, chimney sealing can cost anywhere from $175 to $3,000 because it involves using mortar to fill in cracks. Additionally, flashing can be installed for a fee of between $200 and $350.
The cost of repairing chimney wood rot depends on the extent of the damage. Between $100 and $300 is spent on repairs for small areas of wood rot. Between $2,500 and $4,000 will probably be needed to fix a larger area of wood rot.
Flue Repair
A flue is a conduit that is installed inside a chimney and is typically made of tile. The combustion products are supposed to be contained and then directed outside. It additionally guards against corrosion and heat damage to the chimney walls. Flue liners that have cracks in them are hazardous. If the flue is damaged, lighting a fireplace is never advised because there is a chance of a major fire. The appearance of thin tile slices in the fireplace, also known as shaling, is one of the warning signs of a damaged flue that no homeowner ever wants to ignore. If the entire flue needs to be retiled, the cost of a chimney flue repair ranges from $2,500 to $5,000. A single tile shouldn’t require more than $200 in repairs, whereas a flue requires between $65 and $100 per square foot.
Siding Repair
Chimneys may have siding, similar to a house. Wood is typically used to surround chimneys, but other materials, such as aluminum, can also be used. In addition to expected wear and tear over time, strong storms can damage chimney siding. It’s possible to patch or reposition chimney siding, but this is a fix that shouldn’t be put off for too long. Costs typically range between $500 and $600 for a homeowner who is budgeting for chimney siding repair.
Smoke Chamber Repair
Above the fireplace is where the smoke chamber is located. To assist in removing soot, creosote, and harmful gases from a living area and directing them through the chimney flue to the outside, it has an upside-down funnel shape. It’s possible for the chamber to develop holes and cracks over time. For a smoother surface, it might also need to be parged or given a fresh coat of mortar. Depending on how much damage there is, smoke chamber repairs can cost anywhere from $500 to $2,000.
Stack Repair
When a chimney is mentioned, most people think of the chimney stack that rises above a roof. The stack is exposed to the elements and has experienced significant deterioration over time. Repairing minor damage isn’t particularly expensive, but as the severity of the damage rises, so do the risks and costs. Damaged stacks run the risk of collapsing and falling, which is dangerous smoke blowback. Repairing a chimney stack can cost as little as $500 or as much as $3,500. The homeowner can help keep repair costs as low as possible if they take immediate action when they notice chimney stack damage, such as crumbling mortar or loose bricks.
Crown Repair
The concrete slab that sits atop chimneys is known as a chimney crown, and it serves as a barrier between animals and the chimney’s interior as well as a protective layer for the brick and mortar. A chimney crown is a crucial safety feature because it stops sparks from shooting out of the chimney and onto the roof of the house. Repairing a chimney crown will set you back $150 to $300.
When a crown develops cracks, it can start to fall apart very quickly. It will eventually become irreparably damaged and require replacement. With a replacement cost range of $220 to $2,000, this can be costly. It is therefore always advisable to take care of a chimney crown issue as soon as it arises.
Foundation Repair
The base of a chimney is the building. The chimney may begin to lean if the foundation cracks or suffers other damage. This may result in a variety of problems, all of which demand immediate attention. A damaged chimney foundation can be fixed for between $1,500 and $3,500, making it a more pricey (but absolutely necessary) chimney repair.
Brick Replacement
The price of replacing bricks depends on how many are being done so and how accessible they are. A few bricks can be replaced for a reasonable price, but multiple bricks in difficult-to-reach places can quickly deplete a repair budget. The typical cost for chimney brick replacement for homeowners ranges from $100 to $1,000.
Liner Repair
Depending on local building codes, a chimney liner, which lines the inside of a chimney and directs fumes up and out of the flue, may occasionally be legally required for a wood-burning stove or gas fireplace. If the flue inside the chimney is no longer safe to use, a chimney liner may occasionally be required. Older homes frequently have this.
As long as any current flue tiles are intact and the liners are structurally sound, they can be resurfaced. Depending on the size of the liner and whether the old one needs to be removed, relining or replacing a chimney liner can cost anywhere between $625 and $7,000.
Cricket Repair
To stop leaks, a cricket helps direct water around the chimney. It is a crucial component because it prevents snow, ice, and debris from amassing around the chimney. An estimated cost of $700 to $1,300 would be required to repair a chimney cricket. The more cost-effective option, though occasionally a repair may be possible, is probably to replace the cricket. Installing a brand-new chimney cricket can cost anywhere from $200 to $1,000.
Do I Need Chimney Repair?
A chimney needs regular maintenance and will eventually show signs of wear, just like any other component of a house. The following warning signs and symptoms may indicate that a chimney needs to be repaired, so it is advised for homeowners to keep an eye out for them.
Water Leaks
A chimney that needs repair frequently leaks water. One of the biggest warning signs for a performing chimney is actually leaking water. The dangers of rain entering the house through the chimney are numerous. First of all, moisture can result in the growth of mold, which can produce allergic reactions like watery eyes and a runny nose. A homeowner’s allergic reaction may get worse over time if they are exposed to mold on a regular basis.
Additionally, moisture and mold can begin to compromise the structural integrity of a house. An intact cap and flue liner should prevent any leaks from occurring in a chimney. Even heavy rains and seasonal melts shouldn’t bring water into a home through the chimney, so the presence of moisture usually indicates that a chimney inspection is necessary to identify the potential issue.
Cracks
Cracks in a chimney are never normal and should always be examined by a specialist. On a chimney, cracks may develop in a number of locations. Due to the rapidly varying temperatures, a crack in the chimney crown most frequently occurs in the winter and spring. The chimney’s crown takes a beating from the elements because it serves as the first line of defense. In order to prevent water damage, a cracked chimney crown needs to be repaired right away. If a cracked crown is left unattended, the masonry may start to deteriorate, which will give insects and other animals free access.
Mortar joints that are cracked present a serious problem as well. The mortar that holds the chimney bricks together is weakened over time by repeated exposure to snow, ice, rain, and temperature changes. A chimney’s weight cannot be supported by mortar joints as they begin to crack. Another kind of chimney crack that needs to be fixed right away is this one.
Smoke Blowback
Blowback is the term for smoke that enters a house through a chimney. This occurs because the fireplace doesn’t produce a strong enough draft to blow the smoke out, which can be brought on by a number of different factors.
A common reason for smoke blowback is a blockage in the ventilation system, which can be caused by debris, buildup, or a damaged flue. An additional potential reason for blowback is a dirty chimney. Smoke can enter a house again through a smoke chamber that is too small.
In the best-case scenario, smoke blowback is brought on by a problem that doesn’t require chimney repair, such as bad wood. However, because there are a variety of causes of blowback, some of which can be very serious, it is best to have a professional inspect a chimney producing blowback to determine whether a repair is necessary.
Shaling Tiles
Tiles that are shaling or flaking are an indication of a damaged chimney liner. A fireplace is in urgent need of repair if it is accumulating chimney tile flakes. Shaling tile chimneys eventually pose a risk for house fires if they aren’t maintained.
A chimney’s brick will also be exposed to intense heat if shaling tiles are ignored. This means that shaling tiles are one of the initial indications of a failing chimney and, if ignored, can trigger a cascade of other symptoms, potential risks, and costly repairs.
Spalling Bricks
Moist conditions cause bricks to spall. The structural integrity of a brick is weakened as a result of water seeping into it and undergoing repeated freeze-thaw cycles. This may cause bricks to fall apart, flake off, or even completely pop out of the chimney.
Without an inspection, it can be difficult to determine whether a brick’s spalling is purely aesthetic. If the bricks continue to deteriorate, a professional can assess whether the problem is merely cosmetic or poses a serious structural risk. An ounce of prevention is worth a pound of treatment when it comes to spalling. If the damage has already been done, a repair shouldn’t be put off for too long. Applying a masonry sealant can help prevent spalling.
Leaning Chimney
Typically, chimneys have their own footing or foundation. Therefore, a chimney is not necessarily resting on a solid surface even if a house’s foundation is. A leaning chimney is serious and demands an immediate inspection, even though a failing home foundation does not necessarily mean that a chimney is affected.
Leaning chimneys tend to tilt, leak, smoke indoors, crumble, or expose gaps between the chimney and the house. This may be the result of poor building techniques, masonry problems, a lack of or weakened footing, expanding soil, or inadequate water drainage.
Depending on the situation, leaning chimneys can either be repaired, replaced, or removed. Leaning chimneys can be fixed, replaced, or even taken out depending on the circumstances; however, they won’t improve on their own. In order to avoid costly subsequent damage, homeowners should have one inspected as soon as it tilts.
Chimney Repair: DIY Vs. Hiring a Professional
While some home improvement tasks can be completed by homeowners on their own while saving money, chimney cleaning and repair are best left to the professionals for three main reasons.
First and foremost, homeowners should think about safety as well as cost-savings and hire a professional to ensure the job is done properly because damaged chimneys increase the risk of house fires. In addition, chimneys can be challenging to access, necessitating the frequent use of ladders and scaffolding. For inexperienced homeowners, both options carry a significant risk of falling, but chimney repair professionals are trained to take the necessary safety precautions to repair the chimney without putting themselves in danger.
The second reason chimney repairs should be left to the experts is because of their experience. The practical experience a professional gains from performing chimney repairs for many years cannot be replaced. Professionals are also knowledgeable about the building codes that apply to masonry projects, which a DIY homeowner might not be. Although they can be useful, how-to videos and guides cannot take the place of expert work.
Finally, when trying to fix a chimney yourself, equipment (or a lack thereof) can be a major concern. For chimney repairs, specialized tools and equipment are typically necessary, and the list of required tools can get quite long if multiple repairs are required. While a homeowner has the option of renting or purchasing these tools, any potential DIY cost savings will probably be lost. Borrowing or renting tools is risky because some of the equipment can be dangerous to use without the proper training.
It might be alluring to attempt a fireplace chimney repair on your own, especially if the solution seems straightforward. But chimneys can have undiscovered problems that put a homeowner, their family, and their home in danger of a serious fire. Furthermore, a chimney that has not been repaired correctly still poses a structural risk; collapse is one of the serious consequences of a poorly repaired chimney. For all of these reasons, even if it costs a little bit more than what’s ideal for the budget, homeowners are advised to leave chimney repairs to the professionals. It’s worth it for homeowners to have the assurance that their fireplace and chimney are functioning effectively and safely.
How to Save Money on Chimney Repair Cost
Although chimney repairs are occasionally unavoidable, they don’t always have to be expensive. Making a chimney repair on the cheap is never advised because safety should always come first. Here are some tips for homeowners who want to save money on chimney repair work without compromising on quality.
- Speak with several chimney repair experts. Make sure the lowest quote doesn’t omit any necessary steps in the repair process by asking for detailed quotes, and don’t discount the most expensive quote just because it may be the one that provides the best value.
- A chimney removal or replacement should not be discounted; rather, all available options should be considered. The total cost and savings may surprise you. For instance, if an older chimney will need several repairs within a few years, replacing it may cost more up front but save money over time.
- Check with your homeowner’s insurance provider; they frequently offer coverage for chimney repair costs if they are caused by an insured peril.
- To increase the lifespan of a chimney, maintain it regularly. This includes ensuring that the fireplace damper is in working order, checking for moisture problems in the chimney, and having the chimney swept on a regular basis.
- Chimney inspections don’t have to take place during “fireplace season.” To avoid paying more for labor and running the risk of a repair taking longer than expected because of bad weather, schedule inspections and potential repairs for the warmer months of the year.
FAQs
Homeowners will want to act quickly to fix any damage to a chimney before it worsens. The average cost of a chimney repair is $455, making it a generally affordable home improvement task that can increase a home’s value and provide its owner with incomparable peace of mind. When trying to determine whether it’s the right time for a chimney repair project, take into account the following frequently asked questions (FAQs).
Q. Does Homeowners Insurance Cover Chimney Repair?
As long as the damage was brought on by a covered peril, chimney repairs are frequently covered by homeowners insurance. Despite the fact that each policy is unique, common covered perils include lightning strikes, fire damage, wind damage, and falling objects like tree branches. Homeowners insurance typically does not cover the cost of repairs if the chimney damage was caused by normal wear and tear or neglect. To ensure they fully understand what is and is not covered, homeowners are advised to carefully read the documents of their insurance policies.
Q. When Should I Replace My Chimney?
The answer to this question depends on the material or specific component of the chimney in question, but the good news is that a chimney that has been installed properly should have a long lifespan. Homeowners can use a few guidelines to determine when it’s time to replace their chimney. Clay tile liners need to be changed every 50 years, whereas stainless steel liners last 15 to 20 years on average. In contrast, chimney crowns last 50 to 75 years, and mortar needs to be replaced every 25 to 30 years.
Q. Should I Remove Or Repair My Chimney?
A repair can usually take care of a minor chimney problem. However, removing a chimney might be preferable if the damage is severe. The cost of repairing or removing a chimney may also be a factor for a homeowner, though safety should always come first.
Q. What is the Difference Between Repointing and Tuckpointing?
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Q. How Often Should I Have My Chimney Cleaned?
A qualified professional should clean and inspect a chimney at least once a year. Cleanings for an oil- or wood-burning fireplace should be increased to twice a year or more if the fireplace is frequently used. Additionally, homeowners must perform their own maintenance procedures, such as maintaining a clean firebox and purchasing a chimney cap or crown.