How Much Does It Cost to Repair a Chimney?

November 14, 2022

Chimneys are continuously exposed to the elements and over time sustain damage. Variable temperatures and moisture have a detrimental effect on chimneys. If the damage is neglected it could progress to much more severe problems, including inefficient heating, leakage of poisonous gasses into the home, and even house fires.

Even a masonry chimney that can last up to a hundred years can see its mortar develop trouble in about twenty-five years or so due to harsh weather and changing temperatures. As the seasons change so does the temperature, the switch from cold temperatures to hot and then cold again can cause cracks in your chimney. When masonry is cracked and exposed to moisture then more problems develop.

  1. Chimney Mansory Repair: What To Expect? Let’s Find Out.
  2. How to Tell if You Need Chimney Repair or Replacement? Make Sure You Know!
  3. Chimney Repairs: How To Reduce the costs? Check Out.

Water is the Biggest Enemy of Masonry

Water can easily get into cracks in your chimney and often results in mold and wood rot, it also destroys the mortar and over time will cause the chimney to collapse. The cracks also allow rainwater to seep inside your chimney and form leaks, when this happens the water will begin damaging your walls and ceilings.

Chimney Repair Cost in Chicago.

If you’re in need of chimney repair, the final price that you will pay is dependent on several different factors, including: the type of repair, what type of chimney you have, the repair technique or method,  permits and emergency fees.

Types of Chimney Repair

There is a wide range of chimney repairs that your chimney may need and of course, they all come with different costs based on their complexity and how long they take. Therefore the amount the repair will cost depends on what part of your chimney you are having repaired and how difficult the job is. Chimneys are complex structures with many different parts that could need repair.

Cheaper Repairs

The chimney parts that typically have a lower repair cost include:

  • Chimney caps typically have the lowest cost.
  • Chimney flashing repairs
  • Repairing or re-pointing the mortar.
  • Cracks can vary in costs from low to high.
  • Siding repair costs of a chimney are midrange.
Expensive Repairs

More expensive repair types include,

  • Smoke chamber repairs
  • Chimney stack repairs
  • Foundation repairs

Chimney Masonry Repairs

Masonry chimneys have the most expensive repair cost range compared to metal and pre-fab chimneys. These are made from brick and stone which are bound together by mortar. This wears out over time from weathering and erosion. Issues with your chimney will start to occur when the mortar between the stores or bricks begins to degrade.

Techniques Used to Repair Your Chimney Vary in Price

Different chimney issues have different solutions.  A professional may offer several repair options depending on the state of the chimney. The repair methods themselves differ in technique, difficulty to perform and time needed to complete.

  • Re-mortaring a chimney is a common crack repair method and costs a reasonable cost.
  •  Sealing is another repair method, similar in pricing to re-mortaring.
  • Repointing and tuckpointing are repair processes that focus on the chimney’s mortar, either to repair it or to make it match the bricks. These are more expensive repair techniques as they are methods that require experience and skill.
  • Parging a chimney (adding a coating of mortar to the smoke chamber to create a smooth surface) This repair is fairly costly.
  • The most expensive types of repair methods include complete restoration and chimney rebuilding,
Additional Costs and Considerations

It’s not just the cost of the repairs that will affect the final price you will pay for work on your chimney. If you have an emergency repair there may be an emergency repair fee and labor costs involved.

Labor

Chimney repair is dangerous to the professional carrying out the work. This can equate to higher labor costs, especially for repair jobs on chimneys that are difficult to access. Professionals also risk being exposed to dangerous chemicals, and labor costs reflect this risk.

Emergency Repair Fees

Sometimes chimney repair can be urgent. This is common after severe storms. Emergency scenarios include chimneys with cracks in the flue that could allow poisonous gasses to come into the home and chimneys that are severely leaning and are at risk of crumbling. An emergency suggests that the inspection and repair can’t wait, so an additional cost reflects the after-hours service call.

Permits

Many simple chimney repairs don’t require a permit, including basic chimney cleaning and annual inspections. But when a chimney repair requires demolition, removal of components, or extensive masonry repairs, a permit is usually required. The local municipalities set the rate for permits. These can vary hugely from location to location. Some chimney repair companies integrate the cost of the permits needed into their prices and will take care of the paperwork for you.

process of chimney replacement on the roof

Chimney Replacement

Repair vs. Replacement

Obviously if you have the choice of chimney repair or chimney replacement this will affect the repair bill enormously! There is a significant difference between repair and replacement. The average chimney repair is in the hundreds. Whereas an average chimney rebuild is in the thousands! Not all chimney issues can be repaired and homeowners need to think about safety in this scenario and not just on budget. Though it’s more expensive, a chimney replacement might be the best option for the safety of the residents.

The age of the chimney is also an important factor to consider, if you are making a decision to repair or replace your chimney. Masonry chimneys can last 100 years or more, but a chimney with its best years behind it will likely need to be replaced. Replacement costs are unlikely to go down over time, so replacing an old chimney sooner than later can offer savings against future potential costs.

Chimney Maintenance

Both chimney cleaning and chimney inspection are part of regular maintenance. Other parts of chimney maintenance include repairing any cracks and leaks when spotted and keeping an eye on mortgage joints and bricks. Most maintenance involves visual inspections by the homeowner, which cost just a few moments of time. Regular inspection of your chimney will help you catch any repairs early and you will be able to repair them before any major issues occur.

Chimney Inspection

Like chimney cleanings, chimney inspections are recommended once a year. In most cases, a cleaning and an inspection can be done at the same time; these are basic in nature and labeled as level 1 inspections. When the need for repairs is seen, an inspection, known as a level 2 inspection, is required. These are a bit more in-depth and so are a little more costly. When there is major structural damage to the chimney, a level 3 inspection is required. These are in-depth inspections and will cost you in the thousands.

 

Do I Need Chimney Repair?

A chimney is just like any other part of a home: It requires routine maintenance and will show signs of wear over time. It’s advisable for homeowners to watch for the 2 most common signs that suggest chimney repair is needed.

  • Water Leaks

Water leaks are a common sign of a chimney in need of repair. In fact, leaking water is one of the biggest red flags letting you know your chimney is in trouble. Moisture within the house can lead to mold, which can be harmful to you and your family’s health. Moisture and mold can lead to a weakening of your home’s structural integrity. Signs of moisture generally suggest a chimney inspection is needed to diagnose the potential problem, as even heavy rains and seasonal melts should not introduce water to a home through the chimney.

  • Cracks

Chimney cracks are never innocent and should always be inspected by a professional. Cracks can appear in a few different places on a chimney. A crack in the chimney crown happens most often in the winter and spring due to quickly changing temperatures. A cracked chimney crown can lead to water damage and should be quickly addressed. When a cracked crown isn’t tended to, the masonry can begin to break down, and your chimney will need serious repair.

Chimney Repair: DIY vs. Hiring a Professional 

Chimney repair is best left to the professional there are 3 main reasons why:

  • Safety

Damaged chimneys can have a high risk of house fires, so it is important that the repair is done properly.  Also ladders or scaffolding are needed in order to access the chimney. There is a serious risk of injury if a homeowner were to fall.

  • Experience

Professionals are not only trained they have extensive experience, from years of chimney repairs and replacements.

  • Equipment

Specialty tools and equipment are usually required for chimney repairs. Homeowners can rent or buy the various tools needed but that will work out very costly. In addition, some of the equipment needs special training to be used properly.

 

6 Tips on How to Save Money on Chimney Repair Cost

Chimney repairs are sometimes unavoidable, but that doesn’t mean such a job has to break the budget. Safety should always be a priority, and cutting corners during a chimney repair is never recommended. Here are a few ways homeowners can save on a chimney repair project without sacrificing quality.

  1. Get estimates from several different companies this will allow you to compare costs.
  2. Ask for detailed quotes to make sure the lowest price isn’t missing critical steps of a repair process and to avoid ruling out the most expensive price in case it actually offers the most value.
  3. Evaluate all possible options, including different repair types, a chimney removal, and a chimney replacement. For example, replacing a chimney may cost more initially but save money in the long run if an older chimney is going to require multiple repairs within a few years.
  4. Look into your homeowner’s insurance policy, which often covers chimney repair costs if they fall under a covered peril.
  5. Keep up on maintenance to extend the life of a chimney. This includes having a functioning fireplace damper, making sure the chimney isn’t experiencing moisture issues and having the chimney routinely swept.
  6. Schedule inspections and potential repairs during the warmer months of the year to avoid paying higher labor costs.