Every Factor Influencing Chimney Repair Cost
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The national average chimney repair cost is $455. This falls within the typical range of $160 to $750, with the final cost depending on a variety of factors including chimney type and repair method.
Highlights
- The typical range for chimney repair costs is $160 to $750, with a national average of $455.
- Cost factors for chimney repairs include repair type, chimney type, repair method, labor, and roof pitch and height.
- Water leaks, cracks, smoke blowback, shaling tiles, spalling bricks, and a leaning chimney are all signs that chimney repairs are needed.
- It’s generally best to leave chimney repairs to trained professionals who can ensure that the chimney is back in safe, working order.
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A chimney is a vertical channel, often made of stainless steel, concrete, clay, or brick, that allows smoke and combustion gases from an interior fireplace or furnace to safely escape through the roof of a home. Not all homes have a traditional brick chimney, and not all fireplaces need a chimney, but for those homes with a chimney, repair is sometimes inevitable.
According to HomeAdvisor and Angi, homeowners can expect to pay between $160 and $750 for chimney repair, with the national average chimney repair cost falling in the middle at $455. There are several factors that influence the final price of a chimney repair, including repair type, chimney type, permits, and emergency fees.
This guide will cover the top considerations when homeowners are estimating chimney repair cost, along with common signs that a chimney repair may be required and tips for saving money when hiring a chimney repair company to address the problem.
Factors in Calculating Chimney Repair Cost
Chimney repair cost falls within a typical range of $160 to $750. Factors like repair type, chimney type, repair method, and labor all play a role in the final cost of chimney repair. Here are the top price determinants homeowners will want to keep in mind when estimating chimney repair cost.
Repair Type
While chimneys may seem simple in nature, the truth is that chimneys are complex structures with many different parts, many of which can fail over time. That’s why a chimney that looks normal to a homeowner can actually present several issues when inspected by a professional. Every repair job is unique, and there’s a wide range of chimney repairs that may need to be carried out to get a chimney back in shape. Of course, they all come with different costs based on their complexity.
Repairing the chimney cap has the lowest cost, between $100 and $250. Repairing flashing is also fairly affordable, costing between $200 and $300. Repairing mortar on a masonry chimney is a common job, with a chimney crack repair cost averaging $150 to $500. Repairing the siding of a chimney costs between $500 and $600.
More expensive repair types include work on the smoke chamber, which costs between $500 and $2,000. Repairing a chimney stack is also a potentially expensive endeavor, costing between $500 and $3,500. The foundation is yet another pricey repair, with a cost range of $1,500 to $3,500.
Chimney Type
Chimneys are made from a variety of materials. Chimney material type has a significant influence on the average cost of chimney repair.
For example, metal is a popular chimney material that offers strength and durability and stands up well to the elements. But a metal chimney can be dented or damaged during a storm, and issues with the flue or smoke chamber are common. Repairing a metal chimney costs between $200 and $1,200.
A prefab chimney has an identical price range of $200 to $1,200. The difference is that these types of chimneys are made in a factory and assembled on-site, so they offer fewer customization options than standard metal chimneys. Like metal chimneys, prefab chimneys suffer from issues related to their stainless or galvanized steel components, but they also offer durability and less overall maintenance.
Masonry has a classic aesthetic and is what most homeowners associate with a fireplace. While masonry chimneys offer value and a classic look to homes, they also wear out over time from weathering and erosion. From time to time, masonry chimneys may need remortaring or even rebuilding to keep them in safe working order, especially since they usually burn wood, which can create more carbon dioxide than other sources. Homeowners can expect to pay between $175 and $1,000 for a traditional wood chimney repair.
Stucco is another common chimney material, but it can be costly to repair, with an average stucco chimney repair cost range of $1,000 to $4,000. A stucco chimney offers multiple benefits, such as sustainability and great color retention, which may make the cost worthwhile for homeowners.
Repair Method
Different chimney issues have different repair methods and solutions. A professional may offer several repair options depending on the state of the chimney.
Remortaring a chimney is a common crack repair method and costs between $150 and $500. Sealing is another repair method, with an identical price range of $150 to $500. Repointing and tuckpointing are repair processes that focus on the chimney’s mortar, either to repair it or to make it match the bricks; they both have a cost range of $500 to $2,500. Parging a chimney (adding a coating of mortar to the smoke chamber to create a smooth surface) costs between $1,000 and $2,000. The most expensive types of repair methods include complete chimney restoration, which costs between $250 and $4,000, and rebuilding, which costs between $500 and $4,000.
| Repair Method | Cost |
| Parging | $1,000 to $2,000 |
| Rebuilding | $500 to $4,000 |
| Remortaring | $150 to $500 |
| Repointing | $500 to $2,500 |
| Restoration | $250 to $4,000 |
| Tuckpointing | $500 to $2,500 |
| Sealing | $150 to $500 |
Labor
Chimney repair is dangerous and will most likely need to be handled by a professional. 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.
The labor costs for chimney repair range from $50 to $150 per hour. Some chimney repairs can be fairly quick, so homeowners can also expect a base fee of $50 to $100. If the repair is more substantial and requires scaffolding, the labor cost can increase an additional $50 to $200.
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Roof Pitch and Height
The more difficult a chimney is to access, the higher repair costs may be. Roofs that are particularly steep or too high for a ladder may require special scaffolding, which may raise the project cost. These kinds of projects may also take longer to complete, which will increase the cost of labor as well.
Additional Costs and Considerations
Not every chimney repair cost calculator will include the following costs and considerations; knowing that these scenarios are possible can help a homeowner avoid surprise fees.
Repair vs. Replacement
Choosing between repair and replacement affects the final cost of the project. Homeowners won’t want to rely on budget alone when making this type of decision, though; they’ll want to take safety into consideration, as not all chimney issues can be repaired. Though it’s more expensive, a chimney rebuild might be the best option for the structural integrity of the home and safety of the residents.
While the average chimney repair cost is between $160 and $750, the average chimney rebuild costs $500 to $4,000. That is a significant difference in pricing, but there are scenarios where replacing a chimney can cost less than making repairs in the long run.
The age of the chimney is also a factor to consider. A chimney can last 50 to 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 rather than later can offer homeowners savings against future potential costs.
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 such as putting down a drop cloth or plastic sheet to protect indoor furnishings.
According to Russ Dimmitt, director of education for the Chimney Safety Institute of America (CSIA), there are two main chimney cleaning methods: “The first is manually sweeping the flue using rods and brushes. This method is the less common of the two. Most chimney professionals use rotary sweeping tools powered by a drill. The rotary method is preferred, as it provides a more thorough sweeping. Either method necessitates dust control measures. Typically a special vacuum system is used to control dust. Many chimneys can now be swept from below with rotary methods.”
If an issue is spotted during the cleaning process, the best chimney cleaning services will inform the homeowner so they can take the required action. A chimney sweep costs between $80 and $200, with any potential repairs or issues costing more. If a chimney has been neglected for some time, chimney cleaning costs can be as much as $800.
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Chimney Inspection
Like chimney cleanings, chimney inspections are recommended once a year. Chimney inspection costs will depend on the level of inspection that is necessary. 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 or updates becomes obvious, a level 2 inspection becomes necessary. These are a bit more in-depth and cost between $100 and $500. When there is major structural damage to the chimney, due either to a natural disaster or neglect, a level 3 inspection is required. This meticulous inspection can cost between $1,000 and $5,000.
Emergency Repair Fees
Sometimes chimney repair can be urgent. This is common when a severe storm has sent a tree branch directly into a chimney or when smoke is pouring into a home after a homeowner has lit a fire in the fireplace. Emergency scenarios include chimneys with cracks in the flue that could allow poisonous gases to come into the home and chimneys that are severely leaning and are at risk of crumbling. According to Dimmitt, “If you smell or see smoke or fumes from the chimney inside the home, if you notice charring or drying of wood or other combustibles near your chimney, or you hear sounds from your chimney, these need attention as soon as possible.”
For same-day chimney repairs, professionals will typically charge an emergency repair fee. This is to encourage clients to schedule repairs during normal business hours. An emergency suggests that the inspection and repair can’t wait, so an additional cost reflects the after-hours nature of the service call. Homeowners can expect to pay an additional $100 and $300 for emergency repair fees for chimneys.
Permits
Not all types of home improvement work require a permit, including a basic chimney cleaning and annual inspections. But when a chimney repair requires gaining access through masonry, demolition, removal of components, or extensive masonry repairs, a permit is usually required.
Local municipalities set the rate for permits. Some are very affordable, while others can be quite expensive. Besides location, the type of repair being done can also influence the cost of a permit. For general construction permits, homeowners can expect to pay between $150 and $2,000. A chimney repair is likely to be on the lower end of this price range, but homeowners will want to keep the potential cost of a permit in mind when budgeting for their chimney repair job. It also helps to work with chimney repair companies that build the cost of permits into their pricing and take on the responsibility of filing for and securing any required permits.
Roof Repair
Depending on the type of chimney damage, there may also be damage to the roof that needs to be addressed. For example, it’s not uncommon for there to be water damage on the roof surrounding the chimney if the flashing has been damaged. Similarly, severe storms can damage both the roof and the chimney. On average, roof chimney repairs typically cost between $348 and $1,186.
Types of Chimney Repair
Every chimney repair job is unique. Some are fairly simple and don’t rack up excessive labor charges, while others are extensive and can quickly max out a repair budget. Homeowners can use the following price guide broken down by types of chimney repair to help estimate their potential costs.
| Type of Repair | Cost |
| Brick replacement | $100 to $1,000 |
| Cap repair | $300 to $600 |
| Chimney repointing or tuckpointing | $700 to $2,200 |
| Cricket repair | $700 to $1,300 |
| Crown repair | $750 to $1,000 |
| Flashing repair | $200 to $300 |
| Flue repair | $300 to $2,000 |
| Foundation repair | $1,500 to $3,500 |
| Liner replacement | $1,200 to $4,600 |
| Mortar repair | $150 to $500 |
| Siding repair | $500 to $600 |
| Smoke chamber repair | $500 to $2,000 |
| Stack repair | $500 to $3,500 |
| Wood rot repair | $100 to $4,000 |
Brick Replacement
The cost of brick replacement depends on how many bricks are being replaced and how easy they are to access. Replacing a couple of bricks is an affordable job, but multiple bricks in hard-to-reach areas can eat up a repair budget quite quickly. On average, homeowners can expect to pay between $100 and $1,000 for chimney brick replacement.
Cap Repair
A chimney cap sits at the top of a chimney, right above the chimney crown. It helps prevent rain and wildlife from entering the chimney. A chimney can technically function without a chimney cap, but its benefits more than outweigh the cost to purchase one. When the chimney cap begins to rust or crack, a repair is necessary to prevent water from entering the home. Chimney cap repair is often more expensive than replacement. A new chimney cap costs $300 to $600 on average.
Chimney Repointing or Tuckpointing
Repointing is a process that is done to prevent crumbling mortar from causing the chimney to collapse. Professionals will remove the existing damaged mortar and replace it to strengthen the chimney stack. Tuckpointing is a similar process that involves cleaning up the mortar and filling in gaps to make the chimney more visually appealing. Each of these processes has a cost range of $700 to $2,200.
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