Chimney repair: what to know

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

What chimney repair is

Chimney repair fixes a chimney's cracked crown, loose bricks, failing mortar, damaged flashing or cracked liner, so water stays out and the flue gases vent safely. Many chimney repairs are about water, since water is what breaks down masonry and liners over time.

Signs you need it

  • There are white, chalky stains on the brick or dark streaks running down from the top of the chimney.
  • Bricks are loose, mortar joints are crumbling or there are gaps between the bricks and the mortar.
  • The crown, the concrete slab on top of the chimney, has cracks or pieces missing.
  • Water leaks into the fireplace, the firebox or the room next to the chimney during rain.
  • The flashing where the chimney meets the roof is rusted, lifting or pulled away.
  • Smoke or odors come into the house, or the liner has cracks, flaking or gaps when inspected.

What the pro does

  • Inspect the chimney from the roof and the ground, and check the crown, the bricks, the mortar joints and the flashing.
  • Inspect the flue liner with a camera to find cracks, gaps or broken sections that could let heat or gases escape.
  • Repoint the mortar joints with mortar matched to the existing brick, and replace damaged bricks or sections of the chimney.
  • Repair or rebuild the crown and seal it so water runs off the edges and does not soak into the masonry.
  • Replace the flashing or the counter flashing where the chimney meets the roof, and seal the joints.
  • Replace or repair the liner if it is cracked, then check the draft and the cap after the work is finished.

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Every job is different, so we do not publish prices.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 and pitch of the roof, and whether scaffolding or a lift is needed.
  • Which part is damaged. A crown crack is a smaller job than a rebuilt top section or a full liner replacement.
  • Brick type and mortar match, since old brick can be hard to match.
  • Whether the liner must be replaced, which adds more work than patching the masonry.
  • Whether the flashing is simple or needs custom metal work to fit the roof.
  • Access to the chimney from the roof and from inside the house.
  • Whether the chimney has more than one flue, which increases the inspection and sealing work.

What a written quote should spell out

  • The crown, brick, mortar, flashing and liner condition, each listed with its finding.
  • The repair method for each part, including the mortar type and the sealant.
  • Any brick or section replaced, with its count and location.
  • The liner work, listed separately, with the liner material and size.
  • Scaffolding or lift needed, if any.
  • Warranty terms for the repair and the sealant.

Questions to ask before you hire

  • Did you inspect the liner with a camera, and will you show me the footage?
  • Will you repoint the mortar with a mortar that matches the old brick?
  • Will the crown be rebuilt or only sealed, and what material will you use?
  • Will you replace the flashing, and what material will it be?
  • Will the repair stop the water leak, and how will you check it?
  • Does the repair include the chimney cap and the damper?
  • What is the warranty on the repair, and what does it cover?

Red flags

  • The pro says the whole chimney needs rebuilding without a camera check of the liner.
  • The pro seals the crown with a coat of paint or a cheap sealant that is not made for masonry.
  • The pro fills gaps in the mortar with a patch that will not bond or match the brick.
  • The pro skips the flashing or calls it a minor item without checking it.

What you can do yourself

You can look at the chimney from the ground with binoculars and note any cracks, stains or missing pieces, and you can check the inside of the firebox for water stains. Do not climb onto the roof to work on the chimney, and do not seal the crown or patch the flue yourself. Roof work, masonry repair, flashing and liner work belong to a licensed chimney professional.

Licenses and permits

Chimney repair is commonly done by licensed masonry or roofing contractors, and liner and venting work may need a permit. Check with your state or local licensing agency for the requirements that apply to chimney repair in your area.

Chimney repair questions

Why is my chimney leaking when it rains?

A cracked crown, failing mortar or damaged flashing can let water in. A camera inspection of the liner shows whether the water has reached the flue, which matters for safety as well as the leak.

What is a chimney crown?

The crown is the concrete or mortar slab on the top of the chimney. It sheds water away from the flue and masonry. A cracked crown lets water soak into the chimney.

Can a cracked liner be repaired?

Sometimes. A relining system can replace the liner, and some cracks can be sealed, but the repair depends on the liner material and the size of the damage. A camera inspection decides which is right.

Why is there white stain on my chimney?

White, chalky staining is efflorescence. Water carries salts out of the masonry and leaves them on the surface when it evaporates. It points to water getting into the brick or mortar, so the source should be found.

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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