Chimney Repair Cost: $160 to $750 + Crown, Cap and Liner

How much does chimney repair cost

Published US figures. Angi and HomeAdvisor appear to share one dataset, so their $455 counts as one data point. Your quote depends on material, height, access and how far the damage has spread.

Angi's $455 and Fixr's $750 are different averages from different data, so use the line items in the table rather than either figure alone. HomeGuide splits it by scope: minor repairs $200 to $850, moderate work such as repointing, waterproofing and flashing $500 to $2,500, and major work such as a liner or structural fix $1,000 to $7,000.

Is it urgent? Chimney problems that cannot wait

A chimney fire is an emergency: CSIA says masonry chimney fires burn at around 2,000°F, so if you hear loud cracking or popping or see flames or dense smoke from the top, get everyone out and call 911.

• Call 911 now: signs of a chimney fire, or smoke and fumes filling the house.
• Stop using the fireplace and call this week: smoke entering the room, a fire that will not draw, or any time after a suspected chimney fire. CSIA says to have the chimney evaluated before using it again.
• Book soon: water around the fireplace or chimney walls, which Angi lists as a warning sign; the leak keeps damaging masonry and ceilings until it is fixed.
• Can wait for a scheduled visit: crumbling mortar or a worn cap with no leak and no smoke problems.

Chimney crown repair

The crown is the top surface of a masonry chimney, and cracks there can let water in. Angi and HomeAdvisor price a minor crown repair at $150 to $350; HomeGuide says $200 to $700 and up, and Fixr $750 to $1,000. A full crown replacement runs $1,000 to $3,000 in Fixr's and HomeGuide's guides. Angi and HomeAdvisor put crown life at 50 to 75 years.

Chimney leak repair: find the source first

HomeGuide lists water stains on nearby walls or ceilings and rust on the damper or firebox as warning signs, and Angi lists water damage around the fireplace or chimney walls. Fixr says chimney leaks are most often caused by damaged flashing, the metal seal where the chimney meets the roof. Other warning signs the guides list include cracks in the crown, loose or missing bricks and crumbling mortar.

• Sealing a leak: $150 to $500 (HomeAdvisor, Fixr and HomeGuide).
• Chimney flashing: HomeGuide's roof repair guide lists chimney flashing repair at $200 to $850 and replacement at $500 to $7,000. Our roof flashing repair page covers flashing on the rest of the roof.
• A bigger leak: HomeGuide puts minor chimney leaks (small cracks or flashing) at $150 to $700 and major ones such as a crown replacement at $1,000 to $3,500. Fixr's roof leak guide gives $200 to $3,500.

If the stain is on a ceiling away from the chimney, the water may be coming in somewhere else on the roof; see roof leak repair and leak detection. Wet drywall or insulation that stays damp needs drying; the water damage restoration page explains the first 48 hours.

Tuckpointing, chimney caps and liners

• Tuckpointing. Replacing worn mortar joints costs $500 to $2,500 (Angi, Fixr, HomeGuide). Fixr says masonry mortar generally lasts 20 to 30 years. HomeGuide notes labor is about 90% of the cost.
• Chimney cap. About $300 on average (Angi); Fixr lists $100 to $250 to repair one and $300 to $600 to replace it.
• Liner. $625 to $7,000 (Angi). HomeAdvisor says clay tile or cast-in-place liners last close to 50 years and stainless steel 15 to 20. Fixr warns that cracked flue tiles can let hazardous gases in.
• Spalling and loose brick. HomeGuide puts minor brick cracks at $150 to $500 and spalling brick at $1,000 to $3,500. A leaning chimney runs $2,000 to $4,000 and can signal a foundation problem (Fixr).

Chimney inspection: how often, and which level

NFPA 211, the national standard for chimneys, fireplaces and vents, says chimneys, fireplaces and vents shall be inspected at least once a year, the Chimney Safety Institute of America (CSIA) explains. The U.S. Fire Administration gives the same advice: have chimneys cleaned and inspected each year by a professional. CSIA describes three inspection levels:

From CSIA's descriptions of its three inspection levels and its Level 2 procedure.

Buying a house with a fireplace? A sale or transfer is one of the triggers CSIA lists for a Level 2 inspection; see also home inspection cost. CSIA's own test for a sweep: if the sweep does not know what a Level 1 inspection is, find one that does.

Chimney fire: signs and what to do

CSIA says masonry chimney fires burn at around 2,000°F and are fed by creosote, a highly combustible deposit that builds up faster with unseasoned wood, a restricted air supply or a cool flue. After any suspected chimney fire, have the chimney evaluated before using it again: CSIA lists cracked or collapsed flue tiles, warped metal, honeycombed creosote and smoke escaping through mortar joints as signs a fire already happened, and says damaged factory-built metal chimneys must be replaced. Heating fires as a whole were the second leading cause of home fires in 2021, with an estimated 32,200 home heating fires and 190 deaths, according to the U.S. Fire Administration.

What drives chimney repair prices

• Material. Angi puts brick repairs at $300 to $15,000, stucco at $900 to $4,000 and metal or prefab at $250 to $1,200.
• Height and access. Scaffolding adds $50 to $200 (Fixr).
• Labor. Fixr lists $50 to $150 an hour with $50 to $100 minimums; HomeGuide says $50 to $200, with emergency work up to $300 an hour.
• Permits. HomeGuide says some major repairs add $50 to $200 in permits; Angi lists $150 to $2,000 for partial or full replacements.
• Repair or rebuild. HomeGuide suggests looking at a rebuild when repairs approach 50% or more of what replacement would cost.

Chimney repair near me: who to call and what to ask

Angi recommends a masonry contractor for repairs and a chimney sweep for annual cleaning, and advises against doing chimney repair yourself because of the roof and ladder work: the CDC reports that more than 500,000 people are treated and about 300 die from ladder injuries in the US each year. Before you book, ask:

1. Which inspection level is included, and will I get photos or a video scan of the flue?
2. Is the leak coming from the crown, the cap, the brick or the flashing, and how did you confirm it?
3. Does the quote list each repair, the permit if one is needed and any scaffolding separately?
4. Will you also handle the roof flashing, or do I need a roofer for that part?

Calls go to an independent company that serves your area and takes chimney work. See how calls work or compare trades on the home repair costs page.