2023 Cost To Repair Chimney

A chimney directs the smoke from your fireplace away from your home and ensures there’s enough air for the fire to burn clean.

When there’s a malfunction in the chimney, the airflow could be compromised, and your house could be in danger.

If you’re in need of a chimney repair, you should take care of the issues as soon as possible to ensure it’s operating properly and safely. 

Average Chimney Repair Cost By Material 

The total cost to repair a chimney ranges between $152 and $713, with an average of $432.50.

One of the most important factors that affect the total cost is the material your chimney’s made of. 

Average Total Cost to Repair a Chimney by Material
Brick Chimney	$152-$713
Metal Chimney	$190-$1,140
Prefabricated Chimney	$190-$1,140
Stucco Chimney	$950-$3,800
Masonry Chimney	$285-$1,425

Brick Chimneys 

If you have a brick chimney to repair, you can expect prices ranging from $166.25 to $950.

Of course, extensive damage will cost you much more, usually around $3,800, while a total replacement would cost approximately $9,500. 

As far as minor repairs go, here are the average prices: 

• Less than 10 cracked bricks – $166.25-$475
• More than 10 cracked bricks – $712.50-$1,425
• Crumbling bricks – Around $333 to replace 10 bricks 
• Cracks in masonry $285-$950 

Metal Chimneys 

Metal chimney repairs are slightly more expensive than brick chimney repairs.

On average, metal chimney repairs cost $190-$1,140. 

Chimneys made of metal are quite durable and resistant.

However, they can sustain damage from heavy storms, so the most common repair is flashing replacement. This costs approximately $285. 

Prefabricated Chimneys 

Prefab chimneys are usually made of metal, so they feature similar repair costs, typically between $190 and $1,140.

The difference between prefab and metal chimneys is that the former are made in factories and assembled on-site.

Because of this, they don’t feature as many customization options as regular metal chimneys.

Stucco Chimneys 

Stucco chimneys offer sustainability, excellent color retention, and durability.

However, repairing them can be quite costly.

On average, stucco chimney repairs cost between $950 and $3,800. 

Masonry Chimneys 

Many homeowners consider masonry chimneys timeless.

These chimneys feature a unique visual appeal and offer exceptional value.

While they are durable, masonry chimneys aren’t indestructible.

Over time, they will wear out due to erosion and weathering.

Repairing a traditional masonry chimney can cost between $285 and $1,425, depending on the scope of the repair.

Factors In Calculating Chimney Repair Cost 

Many factors affect the final price of a chimney repair.

Here are some of the most important ones: 

Repair Type

At first glance, chimneys may look simple. However, they are complex structures that consist of numerous parts.

When one small part malfunctions, the entire system could be compromised.

Therefore, homeowners can think there’s nothing wrong with their chimney, even if there’s a serious underlying issue. 

Property owners should be aware that there’s a wide range of chimney repairs, and each repair features a different price.

Chimney cap repairs are the easiest and the most affordable, with an average price of $95-$237.

Foundation repairs tend to be among the most expensive and cost around $1,425-$3,325. 

Chimney Type 

As discussed, the material your chimney is made of plays a big role in the cost of repairs.

Repairing a brick chimney is usually much more affordable than repairing a stucco or masonry chimney. 

Repair Method 

Professionals use different repair methods depending on the chimney’s type and condition.

The most affordable (and most common) repair methods are remortaring and sealing, with a price range between $142.50 and $475.

These repair methods focus on fixing cracks and strengthening the chimney’s structural integrity. 

Then, we have tuckpointing and repointing, which focus on repairing the chimney’s mortar or making it match the bricks. These repairs cost $475-$2,375. 

Parging a chimney costs $950-$1,900. This repair method involves adding an extra layer of mortar to create a smooth surface on the smoke chamber. 

Complete restoration and chimney rebuilding are the most expensive repair methods. Restoring a chimney costs around $237-$3,800, while rebuilding costs $475-$3,800. 

Labor

Besides being complex, chimney repairs can be very dangerous and difficult to access.

Labor costs usually reflect the risks. Professionals typically charge between $47.50 and $143 per hour for chimney repairs.

Pro Tip: The final labor price depends on your location, your chimney’s accessibility, and other factors. If you want to get the best price, ask for estimates from several contractors. 

Additional Chimney Repair Costs & Considerations 

Chimney repairs can quickly become more expensive than planned.

That’s why homeowners should be aware of additional costs and considerations that could potentially increase the final price.

Remember that these aren’t included in every chimney repair, but they’re worth keeping in mind. 

Repair or Replace 

As you may know, replacing a chimney is usually far more expensive than repairing it.

But, the budget shouldn’t be the only thing on your mind.

Your safety should be your priority.

Namely, not all chimney problems can be repaired. In some cases, a replacement may be the only solution that will guarantee your home’s structural integrity and safety. 

Replacing a chimney costs around $9,500.

While this is significantly more expensive than any chimney repair, sometimes it’s the only option.

Since the prices aren’t likely to go down, it’s better not to postpone the replacement, especially if your safety’s at stake. 

Chimney Cleaning 

Routine chimney maintenance involves cleaning, and this should be done once a year.

A professional uses metal brushes to clean the chimney starting from the flue.

If the professional spots a potential issue during the cleaning process, they will inform the homeowner and suggest possible solutions. 

Chimney cleaning usually costs around $76-$190. However, if you haven’t had your chimney cleaned in a while, you can expect to pay up to $760. 

Chimney Inspection 

Most professionals recommend a chimney inspection once a year.

During the inspection, a professional checks your chimney’s condition and ensures there are no underlying issues.

In many cases, a chimney cleaning and an inspection can be done simultaneously. 

Chimney inspections vary in price depending on their level.

Level one inspections are basic, annual inspections cost between $73 and $92.

Level two inspections are conducted when there’s an obvious need for updates or repairs, and they cost $97-$475.

Level three inspections are necessary when there’s an issue with the chimney’s structural integrity due to neglect or a natural disaster. Such inspections cost between $950 and $4,750. 

Chimney Maintenance 

Chimney maintenance involves cleaning and inspections.

However, it’s important not to forget about other parts of chimney maintenance, like repairing leaks and cracks, ensuring the chimney cap isn’t damaged, checking fireplace damper functions, etc. 

Pro Tip: You can do some of the maintenance yourself. A quick visual inspection of the chimney could be more than enough to pinpoint potential issues. Of course, you should also hire a professional for an annual inspection and cleaning. 

Permits

Annual chimney inspections and maintenance don’t require a permit.

On the other hand, repairs that involve demolition, removing some components, or gaining access through masonry usually need a permit. 

How much you’ll need to pay for a permit depends on your location because local municipalities set the rates.

Additionally, the type of repair can also affect the price of the permit.

On average, general construction permits cost between $142.50 and $1,900. 

If you don’t want to deal with securing permits, you can always hire a contractor who will do it for you. Many contractors even calculate the cost of the permit in their final pricing. 

Emergency Repairs 

In some cases, chimney repairs are urgent.

Many chimneys require emergency repairs after a severe storm that jeopardized their structural integrity. 

Professionals typically charge an emergency fee for same-day repairs, usually between $95 and $285, on top of the regular fee.

How Much Does It Cost To Rebuild Each Part?

Rebuilding a chimney stack (the part that extends from the roofline) typically costs around $142.50 per linear foot.

This is the fee for issues that don’t require removing and replacing the entire stack. If that’s the case, you’ll need to pay between $950-$1,520 on top of the rebuilding fee.

Keep in mind that these prices include scaffolding.

The fees will be lower if your stack is accessible using a ladder. 

If you need to rebuild the fireplace, you’ll need $371-$1,900, depending on its size and the materials used. 

A full chimney replacement is recommended when the chimney is extremely damaged. Most replacements cost around $9,500. 

Types Of Chimney Repair 

Every chimney repair is unique.

Some repairs are simple and quick, while others are extensive and require a lot of time and effort.

Therefore, the type of chimney repair dictates the final project price.

Here are the most common types of chimney repairs and their average costs: 

Cap Repairs 

Chimney caps sit at the top of the chimney and protect it from rain, snow, ice, small animals, etc.

While a chimney can function without a cap, this isn’t recommended because it can deteriorate much faster. 

Most professionals don’t repair a chimney cap but advise a replacement.

Fortunately, this isn’t too expensive. On average, you’ll need to pay around $142.50-$190 to replace your chimney cap. 

Mortar Repairs

Mortar holds the bricks together in your chimney. It’s quite strong and durable, but that doesn’t mean it’s indestructible.

Over time, mortar can develop cracks, and if these aren’t repaired, the chimney’s structural integrity could be compromised. 

Repairing mortar can cost between $166 and $2,850, depending on the extent of the damage. 

Flashing Repairs

Chimney flashing represents a sheet of metal placed around the chimney.

This metal acts as a waterproof seal and prevents leaks and moisture issues.

The flashing has a long lifespan, but it will eventually wear off and require a replacement.

Here are signs that could indicate you need to replace your chimney flashing: 

• Gaps in the caulk surrounding the flashing 
• Rust
• Water stains on the ceiling or interior walls near the chimney
• Dripping water
• Discolored bricks on the chimney

Flashing repairs usually cost $190-$475.

Keep in mind that the price is higher for brick and stone chimneys or very large chimneys, typically around $1,900. 

Wood Rot Repairs

In most cases, wood rot is the result of a leaking chimney.

If there are cracks in the chimney, water can get through and damage the surrounding wooden structures.

Over time, wood rot can lead to mold and jeopardize the integrity of the entire chimney structure. 

There are several ways to deal with wood rot, depending on the scope of the damage.

It usually involves sealing the cracks on the chimney with mortar, which costs $166-$2,850, and installing flashing, which amounts to $190-$333. 

Repairing areas damaged by wood rot costs between $95 and $285.

Fixing larger portions features a heftier price tag, usually between $2,375 and $3,800. 

Flue Repairs

A flue is a passage installed inside the chimney that contains exhaust gases and directs them outside.

It also protects chimney walls from corrosion and heat.

If your flue liner is damaged, you should replace it as soon as possible.

Plus, you should never use your fireplace until the damage is fixed because there’s a high fire risk.

The appearance of thin pieces of tiles in the fireplace (shaling) is usually the telltale sign of a damaged flue liner. 

The average costs of retiling the entire chimney flue range between $2,375 and $4,750.

Repairing one tile usually costs less than $190, while repairing the flue by the square foot costs $62-$95.

Siding Repairs

Chimneys can have siding made of materials like wood or metal.

The siding offers additional protection and has an aesthetic appeal.

Like everything else, chimney siding will deteriorate over time, especially if it’s often exposed to harsh temperatures and extreme weather conditions. 

Chimney siding repairs typically cost between $475 and $570. 

Smoke Chamber Repairs 

Smoke chambers are located above the fireplace.

They redirect exhaust gases and soot away from the living space and send them through the chimney. 

A damaged smoke chamber can jeopardize the chimney’s safety.

Repairing it can cost between $475 and $1,900, depending on the damage. 

Stack Repairs

A chimney stack is what we usually imagine when thinking of chimneys.

It’s the structure we see extending from the roof.

This part of the chimney is exposed to the elements and suffers from a lot of wear and tear. 

Repairing a slightly damaged stack usually isn’t too expensive. However, the issues can quickly exacerbate, leading to a higher safety risk and a higher price for the repair.

A damaged stack could result in a dangerous smoke blowback, crumbling, or collapsing. 

Chimney stack repairs typically cost between $475 and $3,325. 

Pro Tip: If you notice any signs of damage on your chimney stack, call a professional right away. That way, you’ll be able to keep the repair costs as low as possible. 

Crown Repairs

A chimney crown is the very top of your chimney, usually made of concrete.

It prevents rain and wildlife from accessing your chimney and entering your home.

Plus, the crown has another important role: it ensures sparks don’t fly out of the chimney and land on the roof. 

Chimney crown repairs range between $142.50 and $285.

If the crown is too damaged, it will require a replacement, which can cost $209-$1,900. 

Foundation Repairs

The foundation is the base of the chimney’s structure, keeping it stable and firm.

If the foundation is damaged, the chimney can lean and jeopardize the entire house. 

Chimney foundation repairs can be quite expensive, depending on the damage.

In most cases, they range between $1,425 and $3,325. 

Brick Replacements

If you have a brick chimney and notice some bricks are cracked or broken, you should replace them as soon as possible to prevent further damage.

The price depends on how many bricks need to be replaced and their accessibility. 

If it’s less than 10 cracked bricks, you’ll need to pay around $166.25-$475.

Replacing more than 10 cracked bricks will cost you between $712.50 and $1,425. 

Liner Repairs 

A chimney liner is found inside the chimney.

It directs the fumes up and out of the flue.

Depending on local building codes, a chimney liner can be a requirement, especially for older chimneys. 

Repairing a structurally sound chimney liner usually involves resurfacing. If the damage is too severe, the liner will need to be replaced. 

The cost of chimney liner repairs ranges between $594 and $6,650. 

Cricket Repairs

Chimney crickets divert the water around the chimney, preventing leaks and snow, ice, and debris buildup.

Repairing a cricket can cost $665-$1,235, while replacing it costs between $190 and $950. 

DIY vs Hiring A Professional

Repairing a chimney can be dangerous, especially for those with no experience or equipment.

In most cases, hiring a professional who guarantees high-quality services is recommended. 

Cost of Chimney Repair by Location

The cost of repairing a chimney depends on where you live.

For example, if you live in cities like New York or San Francisco, you can expect higher material prices and labor costs.

On the other hand, if you live in a small town, you’ll likely get better deals. 

Did you know? The climate in your area is also a significant factor in determining the final price. If you often get heavy storms or extreme temperatures, your chimney is more likely to be severely damaged, which results in higher repair costs. 

Who Is Responsible For Chimney Repair?

The homeowner is responsible for chimney repairs. 

Who Pays For Shared Chimney Repair?

This is usually determined by an agreement.

In many cases, all involved parties should participate in the repair. 

Does Homeowners Insurance Cover Chimney Repair?

This depends on your home insurance policy.

Most policies cover damage caused by a fire, lighting strike, or wind but don’t cover damage due to neglect or normal wear and tear. 

How Much Does It Cost To Fix Mortar On A Chimney?

It depends on the scope of the damage.

The average prices range between $160 and $950. 

Can A Chimney That Is Separating From The House Be Fixed?

Yes, a chimney that is separating from the house can usually be fixed. 

How Many Years Should A Chimney Last?

Chimneys usually last between 50 and 100 years. 

Did you know? With proper maintenance and regular inspections, your chimney can last well over 100 years. 

What Is The Difference Between Repointing And Tuckpointing?

Tuckpointing is more of an aesthetic and protective fix, while repointing involves removing and replacing damaged portions with proper materials. 

What Causes A Chimney To Crack?

Some of the most common causes of chimney cracks are poor construction, moisture, and extreme temperatures. 

Should I Repair Or Remove My Chimney?

This depends on the extent of the damage.

It’s best to consult a professional who will determine what needs to be done. 

Ensure Your Chimney Is In Great Condition 

Your home’s chimney acts like its lungs.

If you want to ensure your home is safe and healthy, you need to inspect and maintain your chimney regularly.

Those who want the best results should always contact a professional for cleaning, inspections, and repairs.