Chimney Repair

[Anonymous]

We are getting ready to solicit bids to have some repair work done to our chimney.

We need a liner installed for a full 2-story chimney. We also likely need the top levels above the roofline rebuilt, and some of the masonry grout repaired. I think it will be a fairly large job and one that will require scaffolding to complete.

Has anyone ever had anything similar done? What price range can we expect? Looking at Angies list, it seems that similar jobs are priced around $3000 to around $9000 for a full chimney rebuild.

We are just trying to educate ourselves a bit before we start talking to contractors.

Thanks for any stories you can share.

[Anonymous]

I haven't had that specific work done, but I did have some stuff done and I was AMAZED at how much range there was in the estimates I got. And the lowest estimate actually made the most sense. It became clear that the others were adding work that wasn't necessary/part of the issue.

So my advice is get at three estimates (at least). And make sure you get them from people who specialize in chimney repair, not a general contractor.

Best of luck.

[Anonymous]

We had our chimney rebuilt (above the roofline) about 2 years ago. We got multiple bids and the guy we ended up using gave the lowest bid and he was also the most knowledgeable. We spent about $2200 including some work we had done on a brick planter and our brick stairs. My husband loved the little history lesson he gave us on the reclaimed bricks used to build our house! Good luck on your search!

[Anonymous]

And that guy was, who?

[Anonymous]

Beware all the companys out there will "take pictures" of yor chimney and say it needs to be done asap you are going to die if you don;t blah blah blah say no to all of them and they will all call back a few weeks later saying they are having a special.

[Anonymous]

I was very happy with metropolitan chimney out
Of manassas. Gave us a much fairer price than the other bids. Be warned though-4 bids and all had different ideas of the problem and scope of work.

[Anonymous]

We used Jon Corones, a mason from Portugal who knows old brick homes very well. 301-674-3343. He also rebuilt our crumbling brick porch. Very nice man. His workers also know masonry work well, so you can't go wrong with either.

[Anonymous]

Anonymous wrote:We had our chimney rebuilt (above the roofline) about 2 years ago. We got multiple bids and the guy we ended up using gave the lowest bid and he was also the most knowledgeable. We spent about $2200 including some work we had done on a brick planter and our brick stairs. My husband loved the little history lesson he gave us on the reclaimed bricks used to build our house! Good luck on your search!

Sorry. His name is Larry Redding. http://www.redding-rogers.com

[Anonymous]

Anonymous wrote:I haven't had that specific work done, but I did have some stuff done and I was AMAZED at how much range there was in the estimates I got. And the lowest estimate actually made the most sense. It became clear that the others were adding work that wasn't necessary/part of the issue.

So my advice is get at three estimates (at least). And make sure you get them from people who specialize in chimney repair, not a general contractor.

Best of luck.
General contractor here who does chimney repairs; depending upon repair, or if you are repointing you can get away with mason. If you are taking it down to the roof, the you need a roofer to do the flashing. And depending upon where it penetrates the roof depends upon the level of flashing but I normally like to flash them to the flue. I personally have not met any masons that I would want to do my flashing nor any roofers that would be willing to do my stone/brick work. Also depending upon the extent of the damage you may or may not need carpenter for trim (usually the rakes) repair...so depending on job - GC may be the way to go...and for the record I do not work in DC so can't do the work...

Hard to give price without looking at the job; you can do some quick calcs once you determine square footage of the chimney to be repaired. In my neck of the woods if you asked me for a quick number I would tell you 5k for brick and 8k for stone; break them down to the roof; flash to the flue; rebuild brick/stone. I am sure someone will chime in that it is highway robbery and that they had it done or can have it done for 1500.00; tell them to knock themselves out.

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