Franklin, Oakland County
Chimney repair in Franklin
Franklin chimneys come in two ages. There are very old ones in the historic district along Franklin Road, and shorter ones on the ranches and other houses built around it from the 1950s on.
Old chimneys along Franklin Road
The historic district runs along Franklin Road from 14 Mile south to Scenic Drive. Some of its houses went up between the 1830s and the 1860s: wood-frame Greek Revival houses, a few sitting on foundations of uncut fieldstone. A chimney on a house that age has almost always been rebuilt above the roof at some point, and the brick up top often doesn't match the brick below it.
That alone isn't a problem. What we look at is the line where the old work meets the newer work, because the mortar there tends to let go first. We also check whether the crown was poured thin and flat, which lets water sit on it.
Slate roofs and long ranch roofs
The 1929 Tudor on Franklin Road was built with a slate roof, and slate takes more care around a chimney. A slate cracks if someone walks on it or pries at it carelessly, so flashing work on a slate roof goes slower than on shingles.
The ranches built around the village center from the 1950s through the 1970s are simpler. Their chimneys are short, and the usual repairs are a cracked crown and flashing that was patched with tar during a re-roof instead of being replaced.
Starting prices
These are our starting prices. Your written quote has the exact number.
- Crown sealing for a crown that's still sound: $249 to $875
- Crown repair: from $1,000 plus $1 per square inch of crown
- Flashing repair or replacement: $595 to $3,495
- Tuckpointing: $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
If a ladder isn't safe on your roof, a lift or scaffolding adds $1,249. We tell you that before we quote.
How a repair quote works
We look at the whole chimney first, along with the spot that worried you. You get photos of what we found and an explanation of what a smaller repair would and wouldn't fix. Then we put the price in writing. Nothing starts until you approve it. If you'd rather have someone look before you decide anything, book a chimney inspection in Franklin for $49.
Questions
My Franklin house is in the historic district. Can a repair match the old brick?
Usually, yes. We match the mortar color to the joints that are already there and look for brick close to the original in size and color. For work that shows from the street, we check with the village before we start and put any permit cost on the quote. If a close match isn't possible, we'll tell you before you approve anything.
There's moss growing on my chimney crown. Does that mean it needs repair?
Not always. Moss means the crown stays damp, which is common under Franklin's trees. The question is whether the crown is cracked underneath. If it's sound, sealing it may be enough, from $249. If it's cracked through or breaking up at the edges, it needs a repair or a rebuild. We'll show you photos either way.
Chimney repair in Franklin
Pick a day and a 3-hour arrival window online. If you'd rather talk it through, call (248) 266-9991.