The chimney is one of the most important parts of a home. It ventilates smoke and fumes from the fireplace to the outside. Without a properly functioning chimney, dangerous gases could build up inside the house.
Chimneys must withstand the elements year-round. Over time, wear and tear can cause chimneys to deteriorate. Cracks, leaning, spalling bricks, and damaged liners are common chimney repair issues. Ignoring chimney problems can lead to hazardous blockages and leaks, reduce energy efficiency, increase fire risks, and even cause structural damage.
This guide covers factors that influence chimney repair costs. It provides average prices for common chimney repairs like repointing bricks, replacing the crown, fixing the liner and flue, and rebuilding the stack. Read on to learn the costs of chimney inspections, maintenance, DIY vs hiring a pro, and how to save on chimney repairs.
Average Cost of Chimney Repair
Chimney repair costs typically range from $150 to $7,000 depending on the type and extent of the repairs needed. Most homeowners pay around $700 to repair minor to moderate chimney damage.
Major repairs like rebuilding the stack or relining the flue can cost $2,500 to $5,000. Full chimney rebuilds usually run between $8,000 and $15,000.
Here are the average costs of common chimney repairs:
- Minor crack repairs – $150 to $400
- Repointing bricks – $500 to $1,500
- Replacing crowns – $150 to $350
- Fixing liners – $200 to $5,000
- Rebuilding stacks – $1,500 to $4,000
- Full chimney rebuild – $8,000 to $15,000
Chimney repairs are often identified during annual inspections. A chimney inspection costs $100 to $300 on average.
What Impacts the Cost of Chimney Repair?
Several factors influence the total chimney repair cost:
Type of Chimney
Some chimney materials are easier to repair than others:
- Brick chimneys – Common repairs include repointing deteriorating mortar. Partial brick repairs cost $300 to $1,500.
- Metal chimneys – Dents are common. Repairs cost $250 to $1,200.
- Prefabricated chimneys – Similar cost to metal chimneys, ranging from $250 to $1,200.
- Stucco chimneys – More expensive repairs from $1,000 to $4,000.
Repair Type
Each chimney component costs different amounts to repair:
- Chimney caps – $100 to $250
- Crowns – $750 to $1,000
- Stacks – $500 to $3,500
- Cricket – $700 to $1,300
- Flashing – $200 to $300
- Flue liners – $200 to $5,000
- Smoke chambers – $500 to $2,000
- Foundations – $1,500 to $3,000
Repair Method
Different repair techniques also impact the cost:
- Re-mortaring – $150 to $500
- Sealing cracks – $150 to $500
- Restoring – $250 to $4,000
- Repointing – $500 to $2,500
- Tuckpointing – $500 to $2,500
- Rebuilding – $500 to $8,000
- Parging – $1,000 to $2,000
Labor
Professionals typically charge $50 to $150 per hour for chimney repairs. Complex jobs take longer, increasing labor costs.
Chimney Height and Accessibility
Tall chimneys in difficult to reach areas cost more in labor and equipment fees.
Damage Extent
The more repairs needed, the higher the price. Full rebuilds cost much more than minor fixes.
Cost to Repair by Chimney Type
The four main chimney types vary in repair costs:
Brick Chimney Repairs
Brick is a popular chimney material that can increase home value. However, the mortar between bricks deteriorates over time. Common brick chimney repairs include:
- Repointing – Restoring mortar joints costs $4 to $25 per square foot.
- Spalling repairs – Replacing crumbling bricks costs $1,000 to $3,000.
- Full rebuild – A full brick chimney rebuild averages $10,000 to $15,000.
Metal and Prefabricated Chimney Repairs
Metal and prefabricated chimneys resist weather well but are prone to dents. Repairs typically cost:
- Minor dents – $250 to $500
- Major damage – $800 to $1,200
Stucco Chimney Repairs
Stucco chimneys are more expensive to repair due to their plaster-like finish. Costs often exceed $2,500 for significant repairs.
Cost of Common Chimney Repairs
Here are estimated costs for common chimney repairs:
Chimney Cap Repairs
Chimney caps sit at the top of the chimney and prevent water intrusion. Cap repairs cost $100 to $250. Replacing the entire cap runs $200 to $500.
Chimney Crown Repairs
The crown is the concrete slab below the chimney cap. Crown repairs run $750 to $1,000 while full replacements average $1,500 to $3,000.
Flashing Repairs
Flashing seals joints between the chimney and roof. Simple flashing repairs cost $200 to $300.
Cricket Repairs
A cricket diverts water around the chimney. Cricket repairs run $700 to $1,300 depending on the size.
Smoke Chamber Repairs
Smoke chambers funnel combustion gases into the flue. Repairing minor cracks costs $500 to $800, while rebuilding a severely damaged smoke chamber costs $1,500 to $2,000.
Chimney Stack Repairs
Chimney stacks exposed to the elements frequently need repair. Minor stack repairs cost around $500 while a full rebuild runs $3,000 to $5,000.
Wood Rot Repairs
Leaky chimneys encourage wood rot. Small repairs cost $150 to $500, while extensive damage costs up to $4,000 to fix.
Spalling Repairs
Spalling refers to crumbling chimney bricks, often caused by water damage. Spalling repair costs range from $1,000 for minor areas to over $5,000 for widespread damage.
Flue Repairs
Chimney flues funnel smoke outside. Flue repair costs depend on the damage extent:
- Minor cracks – $200 to $500
- Relining – $1,000 to $3,000
- Full rebuild – $5,000 to $7,000
- Tuckpointing and Repointing
Tuckpointing and repointing repair damaged mortar joints. Simple jobs cost $500 to $1,500 while extensive chimney repairs run up to $5,000.
Chimney Inspection Cost
Annual chimney inspections help identify potential repairs. Inspection costs depend on the type:
- Level 1 (visual) – $100 to $150
- Level 2 (camera-assisted) – $150 to $300
- Level 3 (complex diagnosis) – $300 to $1,000
Inspections should be done each year before the heating season.
Chimney Cleaning Cost
Chimney cleaning prevents creosote buildup and improves ventilation. Professional cleaning typically costs $125 to $300, depending on chimney height.
DIY vs Professional Chimney Repair
Due to the inherent dangers working on tall roofs and with gas appliances, chimney repair is best left to experienced professionals. DIY chimney repairs often violate building codes and can put homeowners at risk.
Chimney repair pros have the skills, equipment and training to properly diagnose and fix chimney problems. This expertise is well worth the cost for most homeowners.
Ways To Save on Chimney Repair
Here are some tips for reducing chimney repair costs:
- Maintain your chimney with annual cleanings and inspections
- Fix minor issues quickly before they worsen
- Compare quotes from multiple chimney contractors
- Ask your inspector about repair vs replacement costs
- Schedule work in the spring or summer for lower rates
- Check if repairs are covered by homeowners insurance
Conclusion
Chimney repair costs typically range from $150 for minor fixes up to $15,000 for full chimney rebuilds. Most homeowners pay around $700 to repair moderate chimney damage like spalling bricks or damaged crowns.
While chimney repairs can be costly, proper maintenance and swift repairs help avoid bigger, more expensive problems down the road. Given the importance of chimneys for home safety, it is wise to use qualified professionals for all chimney repairs.
Frequently Asked Questions
How long do chimneys typically last?
With proper maintenance, chimneys can last 80 years or longer. Regular cleaning and inspections are key.
Should I repair or remove my damaged chimney?
Minor damage can often be repaired, but severely damaged chimneys may need to be partially or fully rebuilt. Removal is an option if the chimney is unused. Consider costs and current condition.
What are some common chimney problems?
Common issues include crumbling bricks, deteriorating mortar, cracks, leaks, spalling, wood rot, crown/cap damage, and leaning stacks. Creosote buildup also occurs over time.
Does homeowners insurance cover chimney repairs?
If the damage was caused by a covered event like a storm, insurance may pay for some or all repair costs. But wear and tear over time is not covered. Check your policy.
What causes cracks in chimneys?
Cracks can form from normal wear and tear, damage from weather and temperature changes, deteriorating mortar, foundation settling, or improper construction.
How can I prevent chimney damage?
Regular maintenance like cleaning and inspections can catch problems early. Also keep moisture out with a cap, crown, and flashing. Burning clean woods minimizes creosote
