Any homeowner knows repairs are a necessary part of home ownership. That’s true for fireplaces and chimneys, as well. Chimney repairs are needed to maintain the value and stability of your home. Regular maintenance and swift repairs prolong your chimney’s life. They keep your family safe from chimney fires and other disastrous outcomes.
It’s best to have a professional repair your chimney promptly. This ensures that the problem does not get out of hand. If it does, the repairs can cost much more than they would have originally. You can often avoid making more extensive and expensive repairs down the road by catching problems early.
Chimney problems such as creosote buildup can be dangerous as they can lead to a chimney fire. On average, 17,600 chimney fires occurred every year between 2015 to 2017. These issues can put your house and family at risk if not resolved sooner.
In this chimney repair cost guide, we’ll tell you about the costs of different chimney repairs, their importance, and answer some of your frequently asked questions.
So, let’s get right into it:
17 Common Chimney Repairs and Their Cost
Here are 17 common repairs and their average cost. Keep in mind that these costs are just estimates, so be sure to get a quote from a professional before starting any chimney repairs.
1. Chimney Cap Repair Cost
The average chimney cap repair cost is anywhere from $150 to $550.
Chimney cap replacement depends upon the size and material of the cap required, accessibility, and the season in which you need it.
A chimney cap is crucial for protecting your chimney against rainwater. Apart from a top cover that stops the rain, a chimney cap also contains a mesh. The mesh keeps debris, small animals, etc., outside while allowing smoke to escape the chimney. It also keeps hot embers from jumping out of the chimney and damaging your rooftop.
If your chimney cap is damaged or loose because of the wrong size, it’s best to replace it as soon as possible. This will help you avoid serious water damage that would cost you thousands of dollars in repairs.
Various types of chimney caps come with added features. These include:
- electric draft chimney caps
- draft increasing chimney caps
- integral damper chimney caps, etc.
The final cost of the chimney cap replacement would also depend upon the type of chimney cap you install. A standard chimney cap would cost less than one with added features.
2. Chimney Chase Cover Replacement Cost (For Prefab Chimneys)
A chimney chase cover replacement would cost around $200 to $400.
Chimney chase covers are used for prefabricated chimneys. They serve the same purpose as chimney caps. If damaged, they must be replaced as soon as possible to avoid water damage to your chimney.
Chimney chase covers come in various materials, but stainless steel, galvanized steel, copper, and aluminum are the most common. Each of these has its own set of benefits and drawbacks.
While aluminum doesn’t rust easily it’s soft and easily breakable. On the other hand, stainless steel is quite robust but is expensive.
Galvanized steel is cheap but wouldn’t hold for more than a few years. Copper is the most expensive material for chimney chase covers. But it’s worth the price as it is robust, doesn’t rust, and lasts for years. It is also an aesthetically pleasing option.
3. Chimney Crown Repair Cost
A chimney crown repair cost is around $150 to $350.
The price of the repair varies according to the dimensions of the crown, its accessibility, and the extent of the damage.
A chimney crown is a concrete slab that sits atop your masonry chimney. The crown is designed with a slight taper to direct water to flow away from the chimney.
A damaged crown can allow water to seep inside your chimney and cause damage to its parts. So if there are any visible cracks or missing chunks of concrete, get your chimney crown repaired.
If there are minor cracks, it’ll cost much less to repair. But if the damage is severe, i.e., the cracks are too large, or there are missing pieces, a replacement would be your only option.
A chimney crown replacement would cost you around $800 to $2000.
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4. Chimney Damper Repair Cost
A chimney damper costs around $150 to $300. If you add around $200 for labor, the average chimney damper replacement would cost around $350 to $500.
A chimney damper is a mechanism that allows you to control the airflow inside your chimney flue. By controlling the airflow you can control the chimney draft and the intensity of the fire inside the fireplace.
If your damper is stuck or isn’t providing an adequate draft, consider replacing it. The price of the damper will vary depending on the size and type of the damper.
There are two main types of chimney dampers:
A chimney throat damper is like a trap door found just above the fireplace opening. You can open or shut the throat damper by turning a knob located by the fireplace wall. A throat damper can easily rust, but more importantly, it can wrap due to the immense heat coming from the fireplace.
A top-mount or top-sealing damper is located at the top of the chimney and acts as a chimney cap. Since it has a gasket, it provides a much tighter seal than a throat damper, making it more energy efficient.
You can open or close a top-sealing damper using a steel cable from the top to the fireplace.
Top-sealing dampers are expensive. But given the increased efficiency and durability, the higher price is justified.
5. Smoke Chamber Repair Cost
The cost to repair a damaged smoke chamber is around $1000 to $2000.
Your smoke chamber lies just above the firebox and below the chimney flue. It is important to maintain an efficient draft.
If your smoke chamber is damaged or is incorrectly constructed, you’ll have drafting problems. It’s common for smoke to enter your living space because the draft is not enough to pull it upwards.
If you are facing such issues, call a chimney sweeping service to get your smoke chamber parged. During parging, a mortar coating is applied to fill in the cracks and provide structural integrity to your smoke chamber. But, most importantly, parging smoothens the walls of the smoke chamber that improve your chimney draft.
6. Chimney Flue Repair Cost
Chimney flue repair cost for cracked titles is around $350 to $1150.
A chimney flue or chimney liner is a lining inside the chimney masonry that protects the chimney walls from hot exhaust gasses. It also helps in the smooth exhaust of harmful gases.
Without a proper chimney flue, harmful gasses, e.g., Carbon Monoxide, can get inside your room. A damaged chimney flue can also increase the risk of a chimney fire.
So, if the damage is severe, you should get a chimney flue resurfacing or relining immediately. Chimney flue resurfacing costs around $2000 to $3000, while chimney flue relining costs up to $8000.
The price of chimney flue resurfacing or relining varies according to the flue material. Stainless steel chimney liners cost around $100 per foot. Even though clay is $10 per foot, the cost of labor is higher because of the deconstruction involved in the process. Cast-in-Place chimney flues cost around $25 per foot.
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7. Chimney Waterproofing Cost
A chimney’s waterproofing material will cost around $50 to $100. You can either do it yourself or hire a professional service. If you hire a professional service, the labor will cost you up to $400.
The actual chimney waterproofing cost will depend upon the size of your chimney, how easy it is to access your chimney, and the cost of living in your area.
Waterproofing your chimney exterior will protect it against rainwater and prolong its life.
8. Chimney Leak Repair Cost
A leaking chimney can cost around $200 to $450 to fix. Water can leak in through cracks from various places. Usually, chimney leaks occur at the roofline owing to cracks in the chimney flashing or sealant failure.
If the chimney sealant wears off, you can repair it for $150 to $300 by applying a new mortar. But if the problem is with the chimney flashing, it would cost $50 to $150 or more, depending upon the extent of the damage.
If there are too many cracks in the flashing or if the flashing is wrapped, the best possible solution is a replacement.
9. Cost to Replace Chimney Flashing
The cost of replacing a bad chimney flashing ranges from $400 to $2000.
A chimney flashing is a metal covering that seals the area where the chimney intersects the roof. The gaps are covered with metal flashing and counterflashing so water cannot seep inside.
The cost of the replacement depends upon the type of your chimney. If you’ve got a prefabricated chimney, the flashing replacement would cost around $400 to $600. Masonry chimneys are larger and require flank flashing, costing up to $2000 to replace.
10. Chimney Repointing/Tuckpointing Cost
Chimney repointing costs range from $900 to $2800. If your chimney mortar is crumbling or there are gaps in the mortar joints, you need to get your chimney repointed. This will prolong your chimney’s life and improve its structural integrity.
Tuckpointing is similar to repointing. The only difference is that in chimney tuckpointing, two colors are used for the mortar to improve the overall appearance of your chimney.
The cost of tuckpointing will be slightly more compared to reporting.
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11. Chimney Mortar Repair Cost
It costs an estimated $3 to $5 per sq. ft. to repair chimney mortar (excluding the labor cost.) The labor cost is around $55 per hour for patching bricks and applying mortar to the chimney brickwork.
Over time the masonry of your chimney may incur damages due to normal wear and tear and exposure to elements. Moreover, the brickwork expands and contracts due to varying temperatures, which cracks the brickwork. These cracks let water get inside and cause chimney leaks which severely damage the chimney.
If you see signs of damage or cracks in your chimney masonry, make sure to get your chimney mortar repaired as soon as possible to avoid further damage.
12. Leaning Chimney Repair Cost Guide
It can cost around $1000 to $6000 to straighten a leaning chimney.
While a slight tilt in your chimney structure is nothing to worry about, a noticeable lean can be dangerous. A leaning chimney can collapse, or the loose bricks can start to fall off. If you notice a lean in your chimney stack or a gap between your chimney and house siding, call a chimney expert immediately.
Various reasons can cause a tilt in your chimney:
- Loose or missing bricks in the chimney top stack
- Severe water damage
- Cracked or inadequate foundation
Based on the various reasons, a solution will be suggested by your chimney expert. If the damage is severe, the chimney experts recommend rebuilding the chimney. Another method is constructing a new chimney nearby, while the old one is fixed in its place (to avoid falling) and left as is.
13. Stucco Chimney Repair Cost Guide
A chimney sweeping service will charge around $10 to $50 per sq. ft. for a stucco chimney repair. That roughly translates to around $650 to $1700 for normal projects and up to $5000 for larger projects. The cost to install stucco is around $5000 to $15000.
Stucco is a type of plaster used to cover construction surfaces. It protects the surface from water, increases its durability, and makes it aesthetically pleasing.
If there are missing cracks and missing chunks in your stucco or if it has damp spots, water has compromised your stucco. And you’ll need to call in a chimney professional to fix the issue to avoid further damage.
14. Chimney Foundation Repair Cost
A chimney foundation repair costs around $1,500 to $3,000 per helical pier. Typically, 3 helical piers are installed, two helical to support either side of the chimney and another to provide back support.
A chimney foundation is important to the structural integrity of your chimney. The chimney foundation provides support to your chimney, which is a massive structure. Water damage can seep inside the foundation and initiate cracks that can enlarge over time. A leaning chimney is a sign of a cracked foundation.
15. Brick Chimney Repair Cost Guide
The average cost to repair a brick chimney is $50 per sq. ft. If you’ve got a brick chimney with minor cracks, expect to pay around $300 to $700 for the job.
If you notice signs of chimney damage, get an expert to repair the brick chimney. If not, the bricks can start to fall off, and in extreme cases, you might have to get a complete replacement of your chimney.
So, if you don’t want the extra hassle and the expense, fix the issues before they become serious. The cost can vary depending on the extent of damage and the height of the chimney. You’ll be charged extra if the damage location is higher than 10 ft.
16. Chimney Rebuilding Cost
If you want to rebuild your chimney from your roofline up to your chimney crown, expect to pay around $1500 to $4000.
Chimney building usually involves demolition and reconstruction of your chimney brickwork. If there was also water damage, the metal parts of your chimney, such as dampers will also need replacement.
You need rebuilding or refacing when the cracks are so large that they put the structural integrity of your chimney at stake. You might even notice loose or missing bricks and gaps in the mortar joints.
After you’ve rebuilt your chimney you’ll notice better fireplace efficiency and avoid any water damage due to chimney leaks. It also increases the overall value of your property.
17. Chimney Replacement Cost
A full chimney replacement costs around $6000 to $18000. It is required when the chimney structure has deteriorated beyond repair. It can occur because of prolonged water damage or due to an extreme tilt in the chimney structure.
Also, a home inspection will be needed if you are buying a house. If the chimney inspector diagnosed irreversible damages to the chimney, the chimney will need to be replaced.
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What are the factors that determine the total chimney repair cost?
Various factors play a role in estimating the final price of a chimney repair job. These are listed as follows:
Materials Used
Different chimney repair jobs need different materials. The type and amount of material required for any particular job will determine the cost of the repair. For example, chimneys are made of different types of bricks. Some bricks cost higher than others. So the chimney repair cost will be higher for chimneys that use more expensive bricks.
Chimney Type
There are two types of chimneys: Masonry chimneys and pre-fabricated or factory-built chimneys. The repair cost of a masonry chimney is usually higher than that of a prefabricated chimney.
Complexity
Some chimney issues are easier to fix than others. The more complex the solution is, the higher the cost. For example, if your chimney is dirty, it just needs cleaning. But the cost will be much higher if there are other issues, such as a damaged chimney crown, bad chimney flashing, etc.
The Extent of the Damage
If there’s a chimney leak that has been ignored for a while, the damage will likely be much greater. The leak will damage your chimney exterior, nearby walls, rooftop, and attic. So the chimney repair cost will also include the cost of repairing these other portions of your chimney and home.
Compared to that, if you find the leak sooner, the damage will be lesser. So the cost to repair the damage will be less.
Locality
The chimney repair costs also vary according to your locality. Living in a state with a higher cost of living means you’ll have to pay a higher price.
The Takeaway
If you want your chimney to serve you for a long time, it is important to keep it maintained. You can do this through regular cleaning and swift repairs.
Chimney repairs, such as smoke chamber parging, chimney flashing repairs, chimney repointing, etc., can seem expensive for some. But if you don’t get these issues resolved sooner, they are sure to cause much more damage. This will increase the chimney repair costs exponentially.
Not only that, by delaying repairs, you are also putting your house and the lives of your loved ones at risk. Chimney issues such as improper drafting let smoke and other harmful gasses enter your room, which can cause respiratory issues. Chimney clogging due to creosote buildup can also cause drafting issues and increase the chances of a chimney fire.
To keep your family safe from such issues and to enhance the efficiency and durability of your chimney, hire a chimney sweeping service to do a thorough inspection of your chimney and provide suggested repairs.
FAQ’s
Here are the most common FAQs that homeowners have about chimney repairs:
Is chimney repair covered under homeowners insurance?
Your insurance will probably not cover a chimney repair caused by normal wear and tear. You will also have to pay for any damage due to poor chimney maintenance and negligence.
That is because home insurance policies don’t cover damages that occur due to natural aging or negligence.
Home insurance typically covers damages due to unforeseen events. These include thunder strikes, hurricanes, earthquakes, and other sudden disasters.
But it’s always a good idea to check with your insurance company to be sure. Luckily, if your insurance covers your chimney repairs, they will need proof of regular chimney maintenance and inspection. So it’s a good idea to schedule annual chimney inspections by a certified chimney sweeping service.
Is chimney repair tax-deductible?
Chimney repairs are usually not tax-deductible. You cannot deduct home repair costs from your tax, but if the chimney repair is done on a rental property that you own, you can deduct the repair cost, according to the IRS.
As a rental property owner, you can deduct the mandatory and normal expenses for maintaining your rental property. That includes the cost of materials, repairs, maintenance, and supplies needed for keeping your rental property in good shape.
Is chimney repair a capital improvement?
Some chimney repairs are capital improvements; others are not.
By definition, capital improvement enhances the value and life of your property and improves its sustainability.
For example, adding a new metal chimney flue is considered a capital improvement that is tax-deductible. On the other hand, repairing a damaged chimney crown or sealing a leaking chimney flashing is not a capital improvement.
