How much does chimney repair cost?
How much does chimney repair cost?
Minor chimney repairs cost $200 to $700 on average to fix flashing, cracked flue tiles or mortar joints, sealing leaks, or replacing a chimney cap. Extensive chimney repairs cost $1,000 to $3,500 for crown replacement, brick spalling, rebuilding, parging, or fixing a leaning stack.
$200 – $700 cost to repair cracks, flashing, joints, or cap
$1,000 – $3,500 cost to replace crown, spalling, or leaning
Minor chimney repairs cost $200 to $700 on average to fix flashing, cracked flue tiles or mortar joints, sealing leaks, or replacing a chimney cap. Extensive chimney repairs cost $1,000 to $3,500 for crown replacement, brick spalling, rebuilding, parging, or fixing a leaning stack.
Chimney Repair Cost
Chimney repair costs $200 to $1,200 on average. Chimney crown or flashing repair costs $200 to $500. Crown replacement costs $1,000 to $3,000. Cap repair costs $200 to $700. Chimney flue repair costs $250 to $1,000, and sealing and waterproofing leaks costs $150 to $400.
A chimney stack that goes unrepaired for too long may have to be removed ($800 to $2,000), rebuilt ($1,000 to $3,500), or replaced ($4,000 to $15,000).
| Repair | Average Cost |
|---|---|
| Cracked Crown or Mortar Joints | $150 – $500 |
| Crown Replacement | $1,000 – $3,000 |
| Cap / Chase Cover Replacement | $200 – $700 |
| Cracked Flue Tiles | $250 – $1,000 |
| Resurfacing Flue | $2,000 – $3,500 |
| Relining or Replacing Flue | $900 – $7,000 |
| Rebuild Crumbling Brick / Spalling | $1,000 – $3,500 |
| Sealing / Waterproofing | $150 – $400 |
| Flashing Repair | $200 – $500 |
| Flashing Replacement | $300 – $1,500 |
| Repair Leaning Stack | $2,000 – $4,000 |
| Remove Stack | $800 – $2,000 |
| Repoint / Tuckpointing | $500 – $2,500 |
| Parging | $800 – $2,000 |
| Wood Rot | $200 – $2,000 |
| Full Chimney Replacement | $4,000 – $15,000 |
| Earthquake Retrofit | $2,500 – $15,000 |
*Chimney sweeps may charge $50 to $100 per hour for small repairs instead of a flat rate. Labor costs depend on the location, accessibility, and scaffolding requirements.
Average chimney repair cost
| National Average Cost | $550 |
| Minimum Cost | $150 |
| Maximum Cost | $4,000 |
| Average Range | $200 to $1,200 |
Untreated cracks or leaks lead to water damage, rotting wood, chimney deterioration, and structural damage.
Small cracks collect creosote and increase the chances of fire.
A cracked flue is dangerous and can leak hazardous gasses into the home, causing carbon monoxide poisoning.
Avoid using a damaged chimney until it's fixed.
Chimney Crown Repair Cost
Chimney crown repair costs $150 to $400 to fill surface cracks with mortar or caulk and apply an elastomeric crown coat sealer.
Chimney crown resurfacing costs $600 to $1,200 to fix larger cracks, crumbling, and minor brickwork.
Removing algae and moss buildup costs $100 to $300 more.
A chimney crown is a slab of concrete that covers the top opening. The crown prevents water damage, protects the brick and mortar from deteriorating, and keeps sparks contained.
| Repair | Average Cost |
|---|---|
| Remove Moss & Algae | $100 – $300 |
| Repair Cracks & Seal | $150 – $400 |
| Remove & Reset Bricks | $600 – $1,200 |
| Crown Replacement | $1,000 – $3,000 |
A cracked chimney crown that goes unrepaired eventually leads to further structural damage that requires a full crown replacement or rebuilding.
Signs of a Damaged Chimney Crown
Water in the fireplace
Air drafts in the fireplace
Bad odors from the fireplace during hot weather
Interior walls showing moisture damage
Damaged or moist mortar joints
Chimney Crown Replacement Cost
Chimney crown replacement costs $1,000 to $3,000 on average, depending on the crown size, extent of damage, and accessibility. A chimney crown needs replacing if it has missing pieces or structural damage. A deteriorating crown leads to spalling bricks, which requires a partial rebuild, replacement, or removal.
A chimney crown made of bricks or porous material needs replacing as soon as possible. A proper chimney crown uses reinforced concrete with an overhanging edge.
Chimney Chase Cover or Cap Repair Cost
Chimney cap or chase cover replacement costs $200 to $700 on average, depending on the material, dimensions, accessibility, and season. The chimney cap and cover protect the chimney top from debris, snow, rain, and animals while keeping embers contained.
Some chimney covers prevent downdraft and backdraft winds while others have wiring or grating as an additional defense. For most damages, a new chimney cap is installed.
Chimney Flue Repair Cost
Minor chimney flue repairs cost $250 to $1,000 to replace cracked tiles or fix mortar joints. Extensive repairs such as resurfacing or relining a flue cost $2,000 to $7,000 on average.
A chimney flue directs smoke from the fireplace out the home. The flue may soften, crack, or deteriorate, leading to the inability to contain heat, moisture, creosote, and flue gases, which can be dangerous.
| Repair | Average Cost |
|---|---|
| Cracked Flue Tiles | $250 – $1,000 |
| Resurfacing Flue | $2,000 – $3,500 |
| Relining or Replacing Flue | $900 – $7,000 |
Cracked Chimney Flue Repair Cost
Cracked flue tile repair costs $80 to $120 per square foot or between $250 and $1,000 to fix on average. Clay tiles are replaced, or mortar is used to seal cracks and holes. Repairing cracked flue tiles is a temporary solution, and the chimney flue eventually needs relining or replacing.
A cracked flue is dangerous and can leak hazardous gasses into the home, causing carbon monoxide poisoning. Also, small cracks can collect creosote and catch fire.
Chimney Lining Repair Cost
A full chimney flue resurfacing costs $2,000 to $3,500 on average. Sprayed on and slip coated flue systems are used for sealing or coating a damaged liner that's structurally sound, but should be avoided when flue tiles are broken. Many professionals recommend installing a new flue liner instead.
Sealing or coating systems such as Thermocrete, HeatShield, FireGuard, or Smoktite are used for repairing mortar joints to a liner or in a smoke chamber as a parging material. However, these systems don't provide lasting structural support to internal masonry that's in poor condition.
Chimney Flue Relining or Replacement Cost
Relining or replacing a chimney liner costs $1,200 to $4,600, depending on the size, flue material, and number of bends. A new cast-in-place liner can be poured over cracked clay tiles to fix structural damage.
Chimney Leak Repair Cost
Leaking chimney repair costs $150 to $400 on average to fix along the roofline and crown. Water leak repair costs depend on the amount of damage and whether the chimney needs flashing, sealing, waterproofing, replacing mortar, or a cricket.
| Repair | Average Cost |
|---|---|
| Sealing or Waterproofing | $150 – $400 |
| Flashing Repair | $200 – $500 |
| Flashing Replacement | $300 – $1,500 |
| Install Cricket | $200 – $1,000 |
Chimney Flashing Repair Cost
Chimney flashing repair costs $200 to $500 to fix and reseal. The average cost to replace chimney flashing is $300 to $1,500, depending on the chimney type. Chimney flashing is a sheet of metal installed around the base where the roof and chimney meet to prevent leaking.
| Material | Replacement Cost |
|---|---|
| Metal Chimney | $300 – $500 |
| Stone and Masonry Chimney | $500 – $1,500 |
Larger brick or stone chimney's that require "flank" flashing down the sides to the ground costs up to $2,000 to repair. A chimney sweep or a mason performs chimney flashing repairs.
Chimney Waterproofing Cost
Chimney waterproofing and sealing costs $150 to $400 on average. Cracks in brick are sealed with mortar, and then a waterproofing agent is applied with a sprayer. Experts may recommend waterproofing a chimney twice, depending on the porosity of the bricks.
All damaged mortar and cracks should be repaired before waterproofing.
Sealing a masonry chimney crown requires applying a crown coat, which is a flexible elastomeric coating.
If the brick is spalling, it's too late to waterproof the chimney.
Chimney Cricket Cost
A chimney cricket costs $200 to $1,000 to install on average, depending on the width, accessibility, roofing material, and roof pitch. Repairing a chimney cricket costs $700 to $1,300. A roof cricket diverts water around the chimney to prevent leaking and stops debris, snow, and ice from building up.
| Type | Average Cost |
|---|---|
| Install New Cricket | $200 – $1,000 |
| Repair or Replace Cricket | $700 – $1,300 |
Leaning Chimney Repair Cost
Leaning chimney stack repair costs $2,000 to $4,000 on average. A leaning or tilting chimney stack is caused by a settling foundation, eroded mortar joints, or structural alterations. A small degree of lean is common, but a distinctive lean requires a safety inspection by a structural engineer.
A leaning chimney caused by foundation damage requires installing helical piers for support. A severely leaning chimney stack with eroded mortar joints requires rebuilding or removing completely.
| Leaning Issue | Average Cost |
|---|---|
| Severely Eroded Mortar Joints | $1,000 – $3,500 |
| Shifting or Settling Foundation | $1,000 – $2,000 per helical pier |
| Chimney Removal Cost | $800 – $2,000 |
Even with a minor lean, cracks or gaps between the chimney and siding cause water damage and need to be repaired and stabilized to prevent further issues.
Average Cost of Chimney Repair By Material
Brick Chimney Repair Cost
Brick chimney repair costs $150 to $1,000 for minor cracks and crumbling. Brickmasons charge $40 to $60 per square foot or $20 to $30 per brick that's removed and replaced. Refacing or rebuilding a spalling brick chimney costs $1,000 to $3,500 from the crown down to the roofline.
| Repair | Average Cost |
|---|---|
| Cracked Bricks (10 or less) | $150 – $500 |
| Cracked Bricks That Require Resetting | $600 – $1,000 |
| Mortar Repair | $200 – $2,000 |
| Crumbling or Spalling Brick | $1,000 – $3,000 |
| Complete Replacement | $4,000 – $15,000 |
Stucco Chimney Repair Cost
The average cost to repair stucco is $500 to $1,500 or between $8 to $50 per square foot, depending on the extent of chimney damage. Stucco chimney repair fills damaged areas and provides a smooth waterproof surface. A stucco coating extends the life of an old chimney by covering weathered brick and mortar joints.
Chimney Repair Costs By Type
| Repair | Average Cost |
|---|---|
| Cracks | $150 – $3,000 |
| Wood Rot | $200 – $2,000 |
| Parging | $800 – $2,000 |
| Spalling | $1,000 – $3,000 |
| Refacing | $1,000 – $3,500 |
Chimney Crack Repair Cost
Small chimney cracks in the crown or mortar joints cost $150 to $500 to repair. Large cracks, spalling, or structural damage costs $600 to $3,000 to rebuild the chimney, depending on the extent of the repair.
| Repair | Average Cost |
|---|---|
| Small Cracks in Crown or Mortar Joints | $150 – $500 |
| Large Cracks Requiring Brick Removal and Resetting | $600 – $1,000 |
| Severe Spalling & Structural Damage | $1,000 – $3,000 |
Cracks in a brick masonry chimney are caused by improper construction, water leaks, chimney movement, and thermal expansion.
Cracked bricks cost $20 to $30 per brick to remove and replace.
If a lot of bricks are cracked or chipped, the chimney may have severe water damage issues.
Minor cracks in joints can be repaired with brick mortar or tuckpointing.
Is A Cracked Chimney Dangerous?
A cracked chimney breast or stack allows heat, moisture, and gases to escape, which deteriorates the chimney. A cracked chimney flue allows poisonous gases and smoke to escape into the home. Untreated cracks lead to further cracking, structural damage, and increases the chances of fire.
Chimney Wood Rot Repair Cost
Minor wood rot around a chimney costs $200 to $500 on average to fix. Extensive wood rot damage costs $1,000 to $2,000 to partially rebuild a rotted wall, depending on the severity and how far it spread laterally.
Warning: If the wood rot is causing a structural risk, the chimney needs complete rebuilding, replacement, or removal.
| Repair | Average Cost |
|---|---|
| Minor | $200 – $500 |
| Extensive | $1,000 – $2,000 |
Cost To Parge Chimney
The average cost to parge a chimney is $800 to $2,000. Parging coats the smoke chamber with mortar to improve safety, increase structural integrity and performance, and reduce the amount of creosote buildup.
Chimney Spalling Repair Cost
Chimney spalling repair costs $1,000 to $3,000 on average, depending on the severity. Spalling occurs when moisture enters the masonry or bricks, causing it to crack, crumble, and lose its structural integrity. Spalling repair requires replacing bricks and mortar joints and applying a waterproof sealant.
| Repair | Average Cost |
|---|---|
| Minor Cracks and Crumbling | $800 – $1,200 |
| Severe Deterioration of Brickwork | $2,000 – $3,000+ |
Spalling should be addressed immediately as spalled bricks cause other bricks to deteriorate. When spalling is left untreated, the chimney may have to be removed, rebuilt, or replaced.
Minor cracks only need a waterproof sealant.
Severe spalling requires new bricks, mortar, sealing, and a new chimney cap.
Spalling progresses more rapidly in freezing climates.
Cracks in chimney crowns can lead to spalling bricks.
Chimney Refacing Cost
A chimney rebuild costs $1,000 to $3,500 on average to reface all the bricks or stucco from the crown to the roofline. Refacing a chimney's bricks is labor-intensive work that provides stability to the chimney stack and prevents future cracks and spalling.
HeatShield Chimney Repair Cost
HeatShield's flue sealant costs $2,000 to $3,500, depending on the extent of repairs. HeatShield's foam smoke chamber sealant costs up to $1,250 when professionally applied. HeatShield’s slip coated “Cerfractory” sealant patches parts of a chimney by sealing cracks and coving deterioration.
Earthquake Retrofit Chimney
An earthquake retrofit for a chimney costs $2,500 to $15,000 for mitigation ranging from simple removal to replacement with a light-framed firebox and chimney.
After earthquake damage, replacing a masonry chimney with a framed stack costs $6,000 to $18,000, depending on the height.
Chimney damage is the most common issue during larger quakes. If an older brick chimney sustains damage in an earthquake, the chimney must be replaced or at least retrofitted to meet stronger codes.
Chimney Pointing Cost
Repointing and tuckpointing involve digging out mortar joints and refilling with new mortar. Repointing repairs damage, and tuckpointing blends the mortar to match the bricks and make it visually appealing.
Cost To Repoint Chimney Stack
The average cost to repoint a chimney stack is $500 to $2,500. Repointing costs depend on the chimney's size, width of mortar damage, and accessibility. Repointing repairs the crumbling and damaged mortar joints on brickwork, which helps support the stack and prevent further damage.
Additional repairs may be required, such as repairing the tiles or painting the chimney's external layer.
Chimney Tuckpointing Cost
The average cost to tuckpoint a chimney is $500 to $2,500, depending on the chimney's size and accessibility. Tuckpointing involves filling in mortar joints to match the bricks so that it blends seamlessly. Tuckpointing is similar to repointing but is not always used to repair damage.
Cost To Re-Mortar Chimney
Mortar repair costs $2 to $4 per square foot plus $50 per hour for labor to re-mortar a chimney and patch any cracked bricks. A basic mortar repair costs $200 to $400 if damages are found early. As temperatures change, mortar joints expand and contract causing cracks and crumbling.
Chimney Maintenance
Regular chimney maintenance defends against costly repairs. Maintenance is recommended annually to keep the chimney safe and in working condition to prevent fires.
| Maintenance | Average Cost |
|---|---|
| Chimney Inspection | $55 – $250 |
| Chimney Cleaning + Inspection | $150 – $250 |
| Chimney Removal | $800 – $2,000 |
A chimney sweep costs $150 to $375 per cleaning. Chimneys must be swept at least once a year to remain in safe working order.
A chimney inspection costs $55 to $250 on average, depending on the level, type, and roof accessibility.
A damaged chimney stack can be dangerous and should be removed or rebuilt. Chimney removal costs $500 to $2,500 for demolishing the stack above the roofline.
Repair all cracks and leaks immediately and make sure the chimney is waterproof.
Make sure the mortar joints and bricks are not crumbling.
Keep the chimney capped and animal-free.
Make sure the fireplace damper functions properly to keep out drafts when not in use.
Signs of Chimney Problems
Signs that indicate the need to repair a chimney are:
Cracked, spalling, or crumbling bricks
Brick and crown weathering
Freeze/thaw damage—mostly in the mortar
Flue gases and smoke not escaping entirely or leaking back into the house
Water in the fireplace and drywall moisture/damage
Creosote and soot buildup or chimney fire
Air drafts in the fireplace
Bad smells from the chimney during hot weather
Recent earthquake or lightning strike
Chimney repair FAQs
Who Repairs Chimneys?
A chimney sweep or mason best performs chimney repairs. Chimney sweeps can inspect, clean, repair, and install a flue, crown, cap, and damper. Roofers do not have extensive experience required for chimney inspections or repairs.
Does Chimney Repair Require A Permit?
Permits are not required for routine services such as chimney sweeps or annual inspections. Chimney repairs typically require a permit for:
Jobs that require chimney access through masonry
Chimney demolition or removal of components
Extensive masonry repairs
Does Homeowners Insurance Cover Chimney Repair?
Homeowners insurance policies do not cover general chimney repairs due to normal wear and tear. Chimney repairs are typically covered by homeowners' insurance if damage occurs due to an unexpected event, such as a lighting strike, chimney fire, or tornado.
Do Storms or Wind Cause Chimney Damage?
Storms or high winds can damage a chimney that's not structurally sound. Severe windstorms and tornadoes can loosen large chunks of brick and mortar from chimneys in poor condition.
Installing a wind draft chimney cap for $50 to $300 helps avoid wind backdraft down the chimney.
How Much Does Chimney Restoration Cost?
Chimney restoration costs $200 to $15,000, depending on the extent of the damage.
Minor repairs such as cracks, resurfacing, and sealing costs $200 to $1,000 on average.
A chimney rebuild costs $1,000 to $3,500 from the crown to the roofline.
A full chimney replacement costs $4,000 to $15,000.
Hiring A Chimney Repair Company
Before hiring a chimney repair contractor, be sure to:
Get at least three in-person estimates to compare.
Ask for recommendations from family, friends, and neighbors.
Read reviews and check out their previous work on HomeGuide and Google.
Select companies that are insured, bonded, and have been in business for longer than five years.
Choose companies that are certified with the CSIA (Chimney Safety Institute of America).
Avoid selecting the lowest quote as quality may suffer.
For large jobs, ask for a written contract and warranty.
Avoid making large payments upfront. Come up with a payment schedule for the work completed.