Bloomfield Township, Oakland County
Chimney repair in Bloomfield Township
Bloomfield Township chimneys run from tall 1920s estate chimneys off Long Lake Road to 1950s ranch chimneys in Westchester Village, and what wears out depends on which one you have.
1950s chimneys in Westchester Village
Westchester Village, south of Maple between Lahser and Cranbrook, was farmland until the mid-1950s, when it was built up as four subdivisions of ranches, two-story houses and tri-levels. Those chimneys are close to seventy years old now. The crown is usually the first part to go. Its edges crumble and cracks open across the top, and once water gets in, the top courses of brick lose their mortar.
A steel cap that has started to rust leaves orange streaks across the crown, like the one in the photo, and a cap that rusts through stops keeping rain out of the flue. Flashing is the other common repair, especially when it was left in place under a new roof.
Big chimneys on the older estates
In the 1920s, estates went up on long strips of land along Long Lake Road, many of them 10 to 15 acres running between Adams Road and the Rouge River. The houses are large, and their chimneys tend to be tall. A tall two- or three-story chimney with corbelled brick near the top has a lot of ledges and joints for water to sit in, and repointing it can mean working well above the roof. Those jobs sometimes need a lift or scaffolding, which adds $1,249.
Starting prices
The written quote has the exact number. These are the prices we start from:
- Crown sealing for a crown that's still sound: $249 to $875
- Crown rebuild: from $1,500 plus $1 per square inch of crown
- Tuckpointing: $595 to $4,995
- Flashing repair or replacement: $595 to $3,495
- A single-flue cap: $375, or $195 to repair and re-seat the one you have
How a quote works
We look at the whole chimney before we price anything, along with the stain or crack that made you call. You get photos of what we found and a written quote. If a crown seal would hold for now and a rebuild can wait, we'll say so. We check with the township for your job and put any permit cost on the quote. Nothing starts until you approve it. To start with a look, book a chimney inspection in Bloomfield Township for $49, credited toward the repair.
Questions
There are rust stains across the top of our chimney. Where are they coming from?
Usually from a steel cap or a metal flue part that has started to rust, with rain carrying it across the crown. The stain itself is cosmetic. What matters is whether the cap has rusted through and whether the crown under it has cracked. A cap can be repaired and re-seated for $195, or replaced. A cracked crown is priced separately.
Our chimney is too tall for a ladder. How does that change the price?
When a ladder and roof brackets aren't safe for the job, we bring a lift or put up scaffolding, and that adds $1,249. We tell you before we quote whether your chimney needs it, so it isn't a surprise on the day.
Chimney repair near Bloomfield Township
Chimney repair in Bloomfield Township
Pick a day and a 3-hour arrival window online. If you'd rather talk it through, call (248) 266-9991.