Chimney repair costs an average of about $750, though prices can range from $250–$13,300 depending on the type of damage and the extent of the work required. Minor fixes, like replacing a chimney cap or sealing small cracks, typically fall at the lower end of the price range. Major repairs, like rebuilding masonry or replacing a flue liner, can cost several thousand dollars.
To find typical chimney repair costs, we reviewed national pricing estimates for common repair jobs, from minor masonry fixes to major structural repairs. We also include guidance from This Old House mason Mark McCullough, who explains common causes of chimney damage and how professionals approach repairs.
Key Takeaways
- Chimney repair costs typically average around $750, but prices can range from about $250–$13,300 depending on the type of damage, chimney material, and repair method required.
- Water damage is one of the most common causes of chimney problems, often leading to cracked mortar, spalling bricks, and other masonry deterioration over time.
- Regular inspections and maintenance can help prevent costly repairs by detecting and addressing small issues before they develop into major structural problems.
Get Estimates from HVAC Experts in Your Area
Compare quotes from top-rated local pros
What Factors Impact Chimney Repair Costs?
Several factors affect the total cost of chimney repair, including the type of chimney, the part of the structure that needs repair, and the method used to fix the damage. The extent of the damage and the chimney’s accessibility can also influence labor costs.
Here are the most important factors when determining the cost of your chimney repair job:
- Type of chimney: Some chimney materials and chimney designs are easier and cheaper to repair than others.
- Type of repair: Chimney repair runs the gamut from simple fixes to complex restoration jobs.
- Method of repair: Different repair methods have different materials and labor costs.
- Labor: The more complex and time-consuming the job, the more it will cost in labor.
Cost by Chimney Type
The material your chimney is made out of will factor into the cost of repairing it. Prefabricated and metal chimneys are durable and typically require the least costly repairs. Masonry chimneys, made of bricks and mortar, are slightly more costly because they’re subject to erosion and may require rebuilding. Stucco chimneys require extra finishing once repairs are complete which makes them the priciest to fix.
| Type of Chimney | Average Cost |
|---|---|
|
Masonry |
$300–$1,500 |
|
Metal |
$250–$1,200 |
|
Pre-fabricated |
$250–$1,200 |
|
Stucco |
$1,000–$4,000 |
Note: The cost data featured in this guide is based on pricing estimates from Fixr and HomeAdvisor, unless otherwise stated.
Cost by Repair Type
Working chimneys have many functional parts, and some components cost more to repair or replace than others. Below is a breakdown of various chimney parts and approximately how much it costs to repair each one.
| Chimney Component | Average Repair Cost |
|---|---|
| Chimney cap | $100–$250 |
| Chimney crown | $750–$1,000 |
| Chimney stack | $500–$3,500 |
| Chimney cricket | $700–$1,300 |
| Flashing | $200–$300 |
| Wood | $200–$500 |
| Siding | $500–$600 |
| Flue liner | $200–$5,000 |
| Smoke chamber | $500–$2,000 |
| Foundation | $1,500–$3,000 |
For more info on each part, here’s an overview of these key components:
- Chimney cap: A chimney cap sits at the top of the chimney and helps keep rain, debris, and animals out of the flue. If the cap becomes rusted, damaged, or goes missing, water can enter the chimney, accelerating masonry deterioration and often leading to more extensive repairs.
- Chimney crown: The chimney crown is the concrete or mortar layer at the top of the chimney that seals the flue opening. Cracks in the crown can allow water to seep into the chimney structure, potentially damaging the masonry below.
- Chimney stack: The chimney stack is the visible portion of the chimney above the roofline. Because it is fully exposed to rain, wind, and freezing temperatures, this section often experiences the most weather-related wear and may require repointing or partial rebuilding over time.
- Chimney cricket: A chimney cricket, also called a saddle, is a small roof structure installed behind the chimney to divert water away from the chimney base. Without one, rainwater can collect at the point where the chimney meets the roof, increasing the risk of leaks.
- Flashing: Flashing is the metal barrier installed where the chimney meets the roof. If flashing becomes loose or corroded, water can leak into the roof structure and the chimney base, leading to interior water damage.
- Wood: Not all chimneys have a wood structure at the point where the chimney meets the roof, but some do. If the waterproofing around this wood fails, it can rot and require replacement.
- Siding: The material around the external portion of the chimney that rises from the roof is the siding. If the siding is made of wood, it will cost the same as wood rot repair.
- Flue liner: The chimney’s flue is the protective lining inside the chimney that directs smoke and combustion gases safely out of the home. If the liner becomes cracked or deteriorated, it can create safety hazards and often requires repair or replacement.
- Smoke chamber: The chimney’s smoke chamber sits above the firebox, and funnels smoke upward into the flue. Over time, creosote buildup and rough masonry surfaces can restrict airflow, requiring parging to smooth the chamber walls.
- Foundation: The foundation of a chimney is typically a poured concrete pad underneath the firebox. If it cracks or breaks, this may result in a leaning chimney.
Cost by Repair Method
Chimney repair professionals can use several methods depending on the type and severity of the damage. Contractors can often address minor issues like small cracks or weathered mortar joints with sealing or repointing, while more extensive structural damage may require rebuilding sections of the chimney.
| Chimney Repair Work | Average Cost |
|---|---|
| Re-mortaring | $150–$500 |
| Sealing | $150–$500 |
| Restoring | $250–$4,000 |
| Repointing | $500–$2,500 |
| Tuckpointing | $500–$2,500 |
| Rebuilding | $500–$8,000 |
| Parging | $1,000–$2,000 |
Learn more about each type of repair work below:
- Re-mortaring: Mortar is the material that holds chimney bricks together and seals the gaps between them. Over time, weather exposure can cause mortar joints to crack or deteriorate. Re-mortaring involves applying fresh mortar to restore the strength and weather resistance of the chimney.
- Sealing: Small cracks and minor masonry damage can sometimes be repaired with a waterproof sealant applied to the exterior of the chimney. This treatment helps prevent moisture from penetrating the brick and mortar.
- Repointing: Repointing is a form of re-mortaring, but the technician will usually remove some of the old, damaged mortar before replacing it.
- Tuckpointing: Tuckpointing is similar to repointing—in fact, some people use the words interchangeably. Technically speaking, tuckpointing involves using two colors of mortar, one of which matches the bricks, so the joints between them look smaller and neater.
- Rebuilding: If a chimney has severe structural damage, like leaning masonry or extensive brick deterioration, it may require partial or complete rebuilding to restore its stability and safety.
- Parging: Over time, soot, residue, and creosote build up in a chimney’s smoke chamber. Parging, also called pargeting, is the addition of mortar or a spray-on coating that smooths the chamber surface and slows the buildup of residue.
Labor Costs
Labor makes up a significant portion of chimney repair costs. Chimney repair professionals typically charge between $50 and $150 per hour, depending on the complexity of the work and the contractor’s experience.
Because chimneys extend above the roofline, contractors may need ladders, scaffolding, or staging to safely access the work area. In the Ask This Old House episode “How to Make Common Chimney Repairs,” mason Mark McCullough says that setting up safety barriers and staging can add significant time and cost to a chimney repair project.
The total labor cost also depends on how long the repair takes. Minor repairs may require only a few hours of work, while more extensive structural repairs can take several days. In addition, some chimney repair companies may also charge a flat service call fee of $50–$100 for an initial visit or inspection.
Additional Chimney Repair Costs To Consider
In addition to the above factors, some other considerations go into a chimney repair project’s total cost.
Chimney Cleaning
Part of maintaining your chimney means keeping it relatively clean. This isn’t just for aesthetics. Wood-tar creosote, a greasy, yellowish product of burning wood, can build up inside a chimney’s smoke chamber. This creosote is flammable, and if enough builds up, it can potentially cause a chimney fire.
It’s a good idea to hire a chimney sweep at least once per year to clean out the chimney from top to bottom. This usually costs $80–$200, but if the chimney hasn’t been cleaned for multiple years, it may cost as much as $800.
Repair vs. Rebuild
When deciding whether to repair or rebuild your existing chimney, consider how much each feature will cost. Here are some approximate replacement costs for these features.
| Chimney Part | Cost To Rebuild |
|---|---|
| Chase cover | $300–$700 |
| Chimney cap | $300–$600 |
| Chimney crown | $1,000–$3,000 |
| Chimney liner | $1,200–$4,600 |
| Exterior brickwork | $100–$1,000 |
| Flashing | $300–$800 |
| Flue | $3,000–$7,000 |
Chimney Inspection
Chimney inspections help identify issues like cracked mortar joints, creosote buildup, or damaged flue liners before they become serious safety hazards. According to the Chimney Safety Institute of America (CSIA), homeowners should have their chimneys inspected regularly if they use a fireplace or wood-burning appliance.
Inspections generally range from basic visual evaluations to more detailed assessments that may include video scanning of the flue or structural evaluation when damage is suspected.
A basic chimney inspection typically costs about $100. More detailed inspections involving camera equipment or structural evaluation may cost $300–$600 or more, depending on the chimney’s complexity.
Signs Your Chimney May Need Repairing
Chimneys get exposed to rain, snow, wind, and freezing temperatures year-round, which can gradually wear down masonry and metal components. Over time, this exposure can weaken mortar joints, damage chimney caps, and create openings where water can enter the chimney structure.
McCullough says that “water infiltration is always the biggest enemy to any chimney.” Moisture can enter through the top of the chimney, deteriorated mortar joints, or flashing where the chimney meets the roof.
Over time, this exposure can lead to structural deterioration or ventilation problems. While some issues require a professional inspection to diagnose, homeowners may notice warning signs that indicate chimney repairs are needed.
Common signs of chimney damage include:
- Cracked or crumbling mortar joints
- White staining (efflorescence) on chimney bricks
- Rusted or missing chimney cap
- Water leaks near the chimney or fireplace
- Pieces of brick or mortar in the fireplace
- Smoke backing up into the room
If you notice any of these issues, we recommend scheduling a chimney inspection to determine whether repairs are necessary.
DIY vs. Professional Chimney Repair
Chimney repair isn’t typically a do-it-yourself (DIY) job. Most homeowners lack the equipment and experience to perform proper repairs, and improper repairs may cause further chimney problems.
DIY Chimney Repair
In addition to the risks of trying to repair a chimney yourself, the risk of accidentally causing further problems is high. A blocked chimney can allow carbon monoxide-containing smoke to build up in your home. A chimney that is spalling, or crumbling as a result of water damage, may collapse. It’s worth the extra labor costs to hire a professional chimney repair technician for all but the most cosmetic repairs.
Professional Chimney Repair
Chimneys are difficult to access and work on, which makes chimney repair professionalshighly valuable. Not only will they take the risk of getting on the roof, but they’ll also have the necessary tools to work inside the chimney itself. These are uncommon tools that most homeowners don’t have lying around. Additionally, professionals can ensure that all repairs are structurally sound.
How To Hire a Professional Contractor
Because chimney repairs involve working on the roof and inside the chimney structure, hiring a qualified professional is important for both safety and long-term performance. Use the following tips when finding and hiring chimney repair contractors:
- Certification: Look for CSIA-certfied contractor, which indicates the technician has been trained in chimney inspection, repair techniques, and fireplace safety standards.
- Insurance and licensing: Make sure the contractor is properly licensed where required and carries liability insurance and workers’ compensation coverage to protect both you and the workers.
- Inspection methods: Ask whether the inspection includes a camera scan of the flue. Video inspections can help identify cracks in the flue liner, creosote buildup, or internal damage that may not be visible from the outside.
- Project scope: Request a detailed estimate outlining the recommended repair method, materials, and timeline so you understand exactly what work will be performed.
- Roof access and safety: Chimney repairs often require ladders, scaffolding, or staging. Ask how the contractor plans to access the chimney and protect your roof during the repair process.
- Reviews and reputation: Check customer reviews and resources such as the Better Business Bureau (BBB) to evaluate the company’s reputation and past work.
- Warranty or guarantee: Ask whether the contractor offers a warranty or guarantee on materials or workmanship for chimney repairs.
How Can You Save on Chimney Repairs?
There are still ways to save on the overall cost of chimney repair, even when hiring a professional.
- Keep up with regular maintenance and cleaning to extend your current chimney’s lifespan.
- Schedule your annual inspection and cleaning well before winter. Many chimney technicians will charge slightly less in the off-season.
- Call around and receive quotes from at least three professionals before making your choice. Be wary of any who give a much higher or much lower price than the others.
- Consider your options. Chimney replacement costs more upfront, but it may ultimately be cheaper than multiple chimney repairs over a few years.
- If your chimney needs repairing due to an event like a storm or earthquake, see if your homeowners insurance will cover the cost.
Is Repairing a Chimney Worth the Cost?
Chimney repair can become expensive depending on the extent of the damage, but addressing issues early can prevent larger structural problems later. Because chimneys are constantly exposed to rain, wind, and freezing temperatures, small issues such as cracked mortar or damaged flashing can worsen over time. Prompt repairs help keep your chimney venting safely while protecting the surrounding masonry and roof from moisture damage.
FAQs About Chimney Repair Costs
How many years should a chimney last?
A well-built and maintained brick chimney can last as long as 50–100 years. However, interior elements like the chimney liner tend to break down after 15–20 years, so be sure to have your chimney inspected annually.
Should I repair or remove my chimney?
If your chimney is falling apart, it may cost less to remove than to replace. Removing the stack down to the roofline will cost anywhere from $500 to $2,500, and you’ll no longer have a working fireplace. A total removal, including rebuilding your home’s interior, will cost $2,500–$7,500.
What is the average cost to repair a chimney?
Repairing a chimney may cost anywhere from $250 to $13,300, depending on the chimney material and the necessary repairs, though the average repair job is around $750.
What are the most common problems with chimneys?
Common chimney problems include cracked or spalling bricks, damaged mortar joints, and creosote buildup inside the flue. You may also encounter issues such as damaged or missing chimney caps, cracks in the flue liner, or blockages caused by debris or animals. In some homes, moisture can also cause rotting wood around the chimney structure.
Does homeowners insurance cover chimney repair?
Typically, homeowners insurance only covers chimney repair if the event that caused the damage is covered, such as a lightning strike or other catastrophic happening.
To share feedback or ask a question about this article, send a note to our team at reviews@thisoldhousereviews.com.