Farmington, Oakland County
Chimney repair in Farmington
Downtown Farmington has chimneys more than a century old. The postwar ranches around it have chimneys that have outlasted two or three roofs. Both need repairs, but rarely the same ones.
Chimneys in the historic district
The Farmington Historic District covers the old center of town around Grand River, Shiawassee and Warner Street, and many of its houses went up before 1900. A chimney that old has usually been worked on several times, sometimes with a harder modern mortar that doesn't suit soft old brick. Where hard mortar was pushed into joints around soft brick, the brick edges can start to crumble while the mortar stays put.
On these houses we look at the whole chimney before deciding anything, because a chimney rebuilt above the roof in a different brick can be sound up top and failing lower down, or the other way around.
Flashing on the postwar ranches
Warner Farm, south of Grand River and east of Farmington Road, is a whole subdivision of ranches from just after the war. Most houses like these are on their second or third roof, and each re-roof is another chance for the flashing to be patched instead of replaced. We often see roofing tar smeared over the step flashing and up onto the brick. It holds for a season or two, then cracks and lets water in behind it.
The crowns on these chimneys are seventy-odd years old too. A cracked crown sends water down into the top of the chimney, and white stains on the brick near the top are a common sign.
Starting prices
These are starting prices. The written quote gives the exact number for your chimney.
- Flashing repair or replacement: $595 to $3,495
- Tuckpointing: $595 to $4,995
- Replacing 1 to 15 damaged bricks: $850 plus $75 a brick
- Crown repair: from $1,000 plus $1 per square inch. A full crown rebuild: from $1,500 plus $1 per square inch
- Single-flue cap: $375
If a ladder isn't safe on your roof, a lift or scaffolding adds $1,249.
Before anything starts
We look at the whole chimney and the leak or crack you noticed, take photos, and go over what a smaller repair would and wouldn't fix. You get the price in writing, and nothing starts until you approve it. If you'd like us to look before you decide anything, a chimney inspection in Farmington is $49.
Questions
My ranch was just re-roofed and now the chimney leaks. Is that the roofer's problem?
It might be. If the old flashing was reused or the counter-flashing wasn't set back into the brick, water can get in right where the roof meets the chimney. It can also be a coincidence, with the leak coming from the crown. We check both, show you photos, and tell you what we found so you can take it to the roofer if it's theirs.
Can you repair a chimney in the Farmington Historic District?
Yes. We match the brick and mortar color to what's on the house and repair before we talk about rebuilding. We check with the city about anything that changes how the chimney looks and put any permit cost on the quote.
Chimney repair near Farmington
Chimney repair in Farmington
Pick a day and a 3-hour arrival window online. If you'd rather talk it through, call (248) 266-9991.