How much does Chimney repair cost?

You may need chimney repair if it’s been a while since your chimney was inspected or maintained. Over time, chimneys take a beating from the elements—heat, rain, and frost are three main culprits that can compromise their integrity. 

A chimney is an essential element of any home with a fireplace or wood-burning stove, as it carries smoke and fumes (which contain deadly carbon monoxide) safely to the outdoors. Plus, it captures sparks and embers that can be a fire hazard. Therefore, homeowners are advised to take chimney repair and maintenance seriously.

The National Fire Protection Association (NFPA) recommends that chimneys, fireplaces, and vents be inspected “at least once a year for soundness, freedom from deposits, and correct clearances [from combustible materials].” If your home has a chimney, a little maintenance now can prevent very expensive chimney problems later, like water damage. 

There are many things that can go wrong with your chimney. To find out whether it has any problems, hire a chimney repair professional to do a chimney inspection. Read on to understand the cost of inspecting and repairing common chimney issues.   

A local chimney repair company should first visit your home and diagnose any repairs needed. For the initial visit, expect a minimum service charge of $50–150. The pro will advise you of your options and provide a quote for full inspection, which ranges from $100–500. If hired to do the repair work, these companies will usually credit back the initial service call fee. 

The average chimney repair cost for all types of chimney repairs is $150–850, but this price can vary widely depending on the type of chimney, type of repair needed, and other factors discussed below. For example, basic masonry chimney repairs can cost as little as $150. More costly repairs, however, can run $5,000 or more. It all depends on the nature of the damage. 

Burning wood creates a combustible tar-like byproduct called creosote, which can build up on the interior walls of a chimney flue and the fireplace’s smoke chamber, above the fire. To prevent creosote buildup, which can shorten chimney life and cause chimney fires, a wood-fired chimney needs to be inspected and cleaned by a chimney sweep about once a year, depending upon how frequently it’s used. Cost for a chimney sweep is $125–400.

The damper at the top of the chimney or inside the “throat” of the chimney (right above the fireplace’s firebox) prevents your home’s costly air conditioning and heating from escaping through the chimney. Dampers can cost $175–500 to install or replace. 

A chimney flue liner (basically a series of very large clay flue tiles) runs up through the middle of the chimney; it carries smoke and ash up and away. Fixing a few cracked flue tiles might cost $300–1,000. If damage is severe, relining a chimney with a new chimney liner can cost $2,000–7,000. 

Small cracks in bricks or mortar joints in a brick chimney and the fireplace’s firebox can let in water, allow sparks to escape, and threaten structural damage. The average cost of chimney crack repair ranges from $175–1,500. Reapplying areas of missing mortar require techniques called “tuckpointing” or more in-depth “repointing” to restore the mortar’s strength and resistance to water damage. These both can cost anywhere between $350–2,500, depending upon the square footage of work. 

Spalling refers to flaking and decomposition of brickwork due to water infiltration and repeated freeze-thaw cycles. Cost of repair is $1,000–3,000. If you wait too long, fixing the deterioration can cost even more.

Masonry fireplaces and chimneys are dense and heavy. For this reason, they frequently require their own foundation to support the weighty structure. The cost to repair a chimney foundation ranges from $1,200–4,000 . 

The chimney crown, encircling the top of the chimney, prevents water from soaking into the masonry and causing cracks over time, threatening the chimney’s structural integrity. Chimney crown repair cost averages $150–450; chimney crown replacement is $750–3,000. 

The chimney cap, positioned on top of the chimney crown, helps to keep sparks in the chimney and keeps out rain and pests. If this is badly damaged or blown away, replacement typically costs $250–650.

A common problem with chimneys is rainwater leaking around it (which can cause mold and wood rot). Strips of metal flashing between the chimney and roof are an important type of waterproofing that should prevent leaks. If the flashing is damaged, it needs replacement or repair. This type of repair, typically done by a roofer, averages $150–450. 

Also see How much does roof leak repair cost?

A seriously damaged chimney or a leaning chimney may require a complete chimney rebuild. Rebuilding part or all of a chimney can cost $2,500–12,000 .

The following factors can affect the cost of chimney repairs. 

Chimney height. Some homes have tall chimneys that extend well above the roofline, which makes them more difficult and dangerous to access and repair. Jobs requiring a tall ladder or other equipment may cost an extra 5–10%. If scaffolding is required, expect an extra cost of $100–200. 

Time of year. The high season for chimney repair is late fall through the holiday rush, which has the highest pricing of the year. Save money by getting chimney issues taken care of in spring or summer.

Urgency. If you suspect that your chimney might have an issue (or want to be ahead of the game), take care of problems now before they become an emergency. Rush repairs—especially in stormy or snowy conditions—may cost 20–50% more for “emergency” service.

Having your chimney regularly inspected and maintained is a great way to save on expensive repairs later. Beyond this, consider:

Homeowner’s insurance. If your chimney was damaged by an event—like a storm, earthquake, or falling tree branch—repair costs might be covered by your home’s insurance policy or warranty. Coverage varies, so be sure to check before moving ahead with repairs. 

Local deals. Watch for local discount coupons and specials for chimney cleaning and related services, especially during the off-season. 

Burn seasoned logs. Seasoned firewood gives off less smoke and creosote, reducing the need for chimney sweeping. Be sure the wood you burn is well seasoned.

Chimney repair is rarely a DIY job for homeowners. Chimney professionals are equipped with years of experience about chimney structure, how to properly diagnose problems and make repairs, and how to prevent future issues. They also have the equipment needed to do the job safely.

Find local chimney repair professionals on Yelp. Look for strong ratings and reviews, and be sure anyone you hire is licensed, bonded, and insured. When possible, try to establish a relationship with the company you choose so that you can call them next time you’re in need of chimney repairs or maintenance.

How much should chimney repair cost?

The average cost of chimney repairs is $150–850, but the total cost will depend on what part of the chimney is damaged and extent of that damage. For example, replacing a chimney cap might only cost $200–650, but a full flue replacement can cost $2,000–7,000.  

Is chimney repair covered by home insurance?

Always check your homeowner’s insurance coverage before paying out-of-pocket for repairs. Some policies will cover chimney damage caused by storms or earthquakes. Most companies reject coverage for repairs due to normal “wear and tear” or lack of maintenance. 

Is it cheaper to remove or repair a chimney?

It depends. If you’re considering removal, get estimates both for the repairs and removal separately. Removal can cost anywhere from $1,500–6,500 for most homes, extending up to $10,000 for large masonry fireplaces and chimney combinations. 

Find a chimney repair professional in your area.