Ferndale, Oakland County
Chimney repair in Ferndale
On a Ferndale bungalow the repair usually starts at the top of the chimney, with a crown that has cracked through and the courses of brick right under it.
What wears out first
Little Farms, on the southeast corner of Woodward and 9 Mile, was platted in 1912, and Woodward Heights followed in 1913 on the north side of 9 Mile. Most of the houses on those streets went up in the 1920s, so their chimneys have been through close to a hundred winters. The damage starts at the top. Water gets past a cracked crown, soaks the brick just below it, and the faces pop off when it freezes.
A lot of these chimneys have been patched with roofing tar over the years, like the one in the photo. Tar holds for a season or two, then cracks and traps water against the brick. Behind it, the mortar is often soft enough to scrape out with a screwdriver.
The 1950s houses on the east side are younger. The usual repairs there are a worn crown, a missing cap, or flashing that didn't get redone with the last roof.
Starting prices
Your written quote gives the exact number. These are the prices we start from:
- Crown repair from $1,000 plus $1 per square inch of crown, or a full rebuild from $1,500 plus $1 per square inch
- Tuckpointing from $595 to $4,995, depending on how much of the chimney needs new mortar
- Replacing 1 to 15 damaged bricks: $850 plus $75 a brick
- Flashing repair or replacement from $595 to $3,495
- A single-flue cap for $375, or $195 to repair and re-seat the one you have
Doing the top once
When the top courses are too far gone to repoint, we take them down to solid brick, relay them and pour a new crown that runs past the face of the chimney. That costs more than another coat of tar. It also means you aren't patching it again in two years. Ferndale lots are tight and many garages sit off the alley, so tell us where we can set up when you call.
How it works
We look at the whole chimney first, from the flashing up to the crown, along with whatever made you call. You get photos and a written price, with the smaller repair listed next to the bigger one when a smaller one would do. Nothing starts until you approve it. If you'd like us to look before you decide anything, a chimney inspection in Ferndale is $49 and is credited toward the work.
Questions
Someone tarred over the top of my Ferndale chimney. Does it have to be rebuilt?
Not always. Tar hides the damage, so we can't say for sure until it comes off. If the brick under it is solid and only the joints are soft, new mortar and a new crown can be enough. If the brick faces are gone, those courses come down and get relaid. The quote spells out both cases, so you know what each one costs before we start.
Do I need a permit for chimney repair in Ferndale?
That depends on the work. Putting a new cap on is a different job from rebuilding the top few feet of a chimney. We check with the city for your repair, say on the quote whether it needs a permit, and include the permit cost when it does. You see all of that before you approve anything.
Chimney repair near Ferndale
Chimney repair in Ferndale
Pick a day and a 3-hour arrival window online. If you'd rather talk it through, call (248) 266-9991.