Repair or rebuild chimney

[NoGoodAtScreenNames]

Hi Everyone,

I had a sweep out to check on my exterior chimney. When I moved in 10 years ago there were a few bricks near the top that had were partially missing, but I haven’t noticed any real deterioration in the time I’ve owned the house. Had a sweep out to see about fixing them. He recommended that we rebuild the chimney from flashing up and do spot repairs below. Total estimate was $11k not including whatever I have to pay for removing some solar panels so they can build scaffolding.

Before quoting it he did ask how long we’d be in the house, so I didn’t get an imminent danger vibe from him. I think I’m going to wait until spring when it may a little quieter and see if I can find something cheaper - maybe not requiring a full rebuild. Does it seem reasonable to rebuild a crown and just spot fix the main issues?

 

[Ctwoodtick]

I’m not a chimney pro- but to me that sounds crazy high.
Does the chimney appear to be leaning at all?

 

[NoGoodAtScreenNames]

I’m not a chimney pro- but to me that sounds crazy high.
Does the chimney appear to be leaning at all?

Yes - me too, otherwise I would have just scheduled the work. My chimney is tall (about 40 feet from the ground) and isn’t easily accessed because of an attached garage. So I assume that has something to do with the cost.

Other than the handful of obviously cracked bricks the chimney seems fine - still straight and no discernible lean. The flues are fine, the rebuild would just be for the outer bricks. I’m really hoping it’s just a matter of fixing the crown to stop any water intrusion and fix up the bad bricks if rebuilding the top is that expensive.

 

[blades]

well about 14 years ago I had one repaired externally like yours plus all the flue tiles broken out to put in a insulated sleeve and that was $5k including the sleeve. Based on that plus inflation your quote still seems high.

 

[Todd]

Id try and find another bid

 

[AIMSWEEP]

Hi Everyone,

I had a sweep out to check on my exterior chimney. When I moved in 10 years ago there were a few bricks near the top that had were partially missing, but I haven’t noticed any real deterioration in the time I’ve owned the house. Had a sweep out to see about fixing them. He recommended that we rebuild the chimney from flashing up and do spot repairs below. Total estimate was $11k not including whatever I have to pay for removing some solar panels so they can build scaffolding.

Before quoting it he did ask how long we’d be in the house, so I didn’t get an imminent danger vibe from him. I think I’m going to wait until spring when it may a little quieter and see if I can find something cheaper - maybe not requiring a full rebuild. Does it seem reasonable to rebuild a crown and just spot fix the main issues?


View attachment 329751

Hi and thanks for asking
First off, may we have a full length shot of the chimney and what appliance it is serving?
So in our opinion,
The bricks could be spot removed by grinding our the surrounding mortar joints and installing new break to replace the broken spalled ones.
Then grind out all affected joints and re-point repair the missing mortar.
Assuming the chimney is at Code Compliance height I would then install a proper full crown cap over the top brick layer with overhang and drip edge.
BUT first off, did you get a full Level 1 or 2 evaluation of the system with your sweep

 

[NoGoodAtScreenNames]

Here’s a few more. It serves an insert with a 6” uninsulated liner in one flue and and oil with clay liner in the other flue. I guess what he did was a Level 1 - no camera up the flue, just visual and from the outside with a ladder.

 

[NoGoodAtScreenNames]