Chimney rebuilding: what to know

What the job involves, what changes the price, and what to ask a pro.

What chimney rebuilding is

Chimney rebuilding takes down and relays deteriorated masonry from the roofline or lower, then installs a new liner, flashing and crown so the chimney is sound again. It is high-risk work because a damaged chimney can leak into the house or let smoke and gases travel where they should not, so the job is for a qualified pro.

Signs you need it

  • Bricks at the top of the chimney are crumbling, leaning or missing, and the crown is cracked
  • Water stains or damp spots show up on the ceiling or wall near the fireplace after rain
  • The chimney leans, bulges or pulls away from the roof, which signals a structural problem
  • The flue or liner shows cracks, flakes or gaps that a pro can see during an inspection
  • Smoke backs into the room, the fireplace draws poorly or there is a smell of smoke in the house
  • Rust or gaps appear in the metal flashing where the chimney meets the roof

What the pro does

  • Inspect the chimney from the roof and inside the flue, using a camera to check the liner and the masonry
  • Set up fall protection and scaffolding, then protect the roof and the house below from falling masonry
  • Take down the damaged masonry section by section, keeping the stack stable as the work proceeds
  • Relay the brick or stone with a mortar matched to the original, and tie the new courses into the sound masonry
  • Install or replace the liner, the flashing, the cricket where needed and the chimney cap, sized for the appliance
  • Build a new crown that sheds water, then test the flue draft and check the fireplace before the job is signed off

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Height of the chimney and how much of it must come down, since full rebuilds take longer than a crown repair
  • Access and fall protection, including scaffolding or a lift, which is needed on steep or tall roofs
  • Whether a new liner, a cap or a flue replacement is needed, and the size and material of the liner
  • Type of masonry, since historic brick and stone need careful matching and slower work
  • The condition of the roof and flashing around the chimney, which can add roofing work
  • Whether the chimney is in use and must be sealed, and how the fireplace is handled during the work

What a written quote should spell out

  • The section of chimney to be rebuilt, from the roofline or lower, with the height listed
  • Liner type and size, with the appliance it is sized for
  • Flashing, cricket and chimney cap details, including the materials used
  • Masonry type and mortar used, with the matching method for the old brick
  • Fall protection, scaffolding and roof protection included in the job
  • Inspection and testing steps, including the draft test and fireplace check, and the report given

Questions to ask before you hire

  • Will you inspect the liner and the flue before you start, and will I get a written report?
  • Are you sizing the new liner to the fireplace or stove I use?
  • How will you protect the roof and the house from falling masonry and dust?
  • Will the crown and flashing be rebuilt, or only the brick at the top?
  • What mortar and brick do you use, and how do you match the old chimney?
  • Do you test the draft and the fireplace before you sign off on the work?

Red flags

  • Offers a chimney rebuild without going up to inspect the flue and the liner
  • Says a chimney cap or a crown patch will fix a leaning or cracked stack
  • Works on the roof and the chimney without fall protection or a plan for the scaffold
  • Skips the liner when the flue is cracked or the appliance has changed
  • Says the fireplace can be used before the new mortar and crown have cured and been checked

What you can do yourself

A homeowner should not rebuild a chimney, because the work is at height and the finished flue must carry smoke and gases safely. Call a pro for any crack, lean, crumbling crown or smoke backing into the house, and stop using the fireplace until a pro has checked it. Chimney masonry dust and falling pieces are hazardous, so keep people and pets away from the base during any work.

Licenses and permits

Chimney work is commonly done by licensed contractors, and rebuilding a chimney or changing a liner often needs a permit in many areas. Check with your state or local licensing agency and your local building department before work starts, and ask the pro who will handle the permit and the inspection.

Chimney rebuilding questions

Can I keep using the fireplace while the chimney is damaged?

It is safest to stop using the fireplace until a pro has inspected it, since a damaged flue can leak smoke and gases into the house. Ask the pro to check the liner and the draft before you light it again.

Is a chimney cap enough to fix a damaged chimney?

A cap helps keep out rain and animals, but it does not fix cracked masonry, a leaning stack or a failed liner. Ask the pro to inspect the whole chimney before you buy a cap as the only repair.

How do I know if the chimney needs a rebuild or just repointing?

Repointing can work when the bricks are sound and only the joints are failing. A rebuild is needed when the bricks are cracked or spalling, the stack leans or the flue is damaged, and a pro will decide after the inspection.

About this guide

This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.

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