How Much Does It Cost to Repair a Chimney?
Chimney problems can be a real headache, but they're worth resolving as soon as possible. A damaged chimney could cause leaks and even increase the risk of a house fire or severe structural damage.
Let's explore how much chimney repairs cost.
According to data from HomeGuide, most chimney repairs cost between $250 and $3,500. Average ranges for chimney repairs are broad because some types of repairs are significantly more expensive than others. Knowing how much chimney repairs cost based on what’s wrong with your chimney can help you estimate the cost of your project.
Your chimney crown is a concrete slab covering your chimney's opening. It protects your home by preventing water damage, shielding the materials inside your chimney and stopping sparks from causing a chimney fire.
How much it costs to repair a chimney crown depends on the issue. Removing moss, algae or other debris is the least expensive repair, costing between $100 and $500 on average. That is, unless the moss has caused structural damage. In that case, you may be looking at a bill of up to $6,000. Fixing and sealing cracks in the crown usually costs between $350 and $2,300.
If the damage is extensive, you may need to partially or fully replace your chimney crown. This scenario is more likely if you've had an issue with your chimney crown for some time, as it can cause the supporting bricks to deteriorate. Chimney crown replacement typically costs between $1,000 and $3,000.
(Data from Fixr.)
Sealing minor cracks in your chimney generally costs between $150 and $400. Sometimes, leaks can develop around the area where your chimney meets the roof. Most chimneys have a sheet of metal called flashing installed in this position to reduce the risk of leaks.
Often, you can repair leaking chimney flashing for around $200 to $500. Meanwhile, replacing the flashing usually costs between $300 and $1,500.
Minor chimney leaning is relatively common and often occurs due to foundation settling. This type of leaning isn't usually anything to worry about. Noticeable leaning is a sign of a more serious structural issue that could cause major leaks and other problems if left unaddressed.
Sometimes, contractors can resolve a leaning chimney by installing helical piers to support the chimney and prevent the problem from worsening. Expect to pay between $1,000 and $2,000 per pier.
However, you'll likely need to remove and replace your chimney entirely if you have eroded mortar joints. Chimney removal and replacement is an expensive process, costing between $4,000 and $8,000 on average.
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Your chimney flue allows smoke and gases to escape from your house when you use your fireplace. A cracked or deteriorated flue is a relatively common maintenance issue, but it can also be dangerous. Flue damage can increase the risk of a chimney fire or a hazardous buildup of exhaust gases inside your home.
Repairing cracks in the flue lining is usually relatively inexpensive, costing between $250 and $1,000, depending on the extent of the damage. Alternatively, your contractor may recommend resurfacing a damaged flue if it's structurally sound. Flue resurfacing usually costs between $2,000 and $3,500.
However, you may need to reline or replace the flue if the damage is extensive. Most homeowners pay between $900 and $7,000 for relining or fireplace flue replacement.
The cost of living in your area can significantly affect how much you pay for chimney repairs. Generally, contractors charge more in cities and urban areas with higher costs of living.
Your chimney's materials can also impact the cost of chimney repairs. Typically, brick chimneys are more expensive to repair, while stucco chimneys carry a lower repair price.
Whether you should repair or replace your chimney depends on the extent of the damage, and it can be challenging for a layperson to determine the best course of action. Therefore, it's worth hiring a contractor to inspect your chimney and advise whether it's more cost-effective to repair or replace it.
Generally, it's much more affordable to repair minor issues such as cracks in the brickwork or chimney crown than replacing the entire chimney. However, more severe problems, such as significant leaning, can only be remedied with a chimney replacement. You can reduce the risk of having to replace your chimney by addressing minor issues as soon as you notice them.
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