Lyon Township, Oakland County
Chimney repair in Lyon Township
Most Lyon Township houses are less than thirty years old, so the repairs here are less about old brick and more about chase covers, crowns on fieldstone chimneys and flashing on big, steep roofs.
Framed chases in the newer subdivisions
Neighborhoods like Windridge and Legacy of Lyon have gone up over the last twenty years, and a lot of the houses there have a factory-built fireplace inside a framed chase. Some chases are sided to match the house. Others are faced with stone or brick veneer, so they pass for masonry from the street. Either way, the chase cover on top is what keeps water out, and builder-grade covers tend to be flat galvanized sheets. Once one starts to rust or sag, water pools around the flue and finds its way into the chase.
We replace it with a stainless cover made to the size of your chase, with a raised collar around the flue and a drip edge on the skirt. If the wood framing under the old cover is soft, we show you before the new one goes on. Our guide to a rusted chase cover or missing chimney cap shows what to look for from the driveway.
Fieldstone and its crown
Some houses here have a fieldstone chimney, or a chase faced with fieldstone. On those, a concrete crown or a flat stainless cover keeps rain out of the top. A concrete crown cracks the same way it would on any chimney, and water through the crack gets behind the stones. The joints between round stones are thick, and when that mortar cracks, water runs in there too. The chimney in the photo shows both: a crack running across the crown and down into the stone below.
Starting prices
The written quote has your exact number. These are where most Lyon Township repairs start:
- Stainless chase cover, one hole, from $1,000 plus $1 per square inch.
- Crown repair from $1,000 plus $1 per square inch. Crown rebuild from $1,500 plus $1 per square inch.
- Tuckpointing, including fieldstone joints, $595 to $4,995.
- Flashing repair or replacement $595 to $3,495.
On a two-story house with a steep roof, a ladder isn't always safe. A lift or scaffolding adds $1,249, and we tell you before we quote if your job needs one.
How it works
We look at the whole chimney first, along with the spot you noticed, and send you photos with a written quote. Nothing starts until you approve it. If you'd like us to look before you decide, a chimney inspection in Lyon Township is $49.
Questions
Our Lyon Township house is fifteen years old and the chimney is leaking. What usually causes that?
On a house that age, we look at three places first: the chase cover on top, the storm collar where the flue pipe comes through it, and the flashing where the chase meets the roof. Builder-grade covers are often flat sheets that hold water. We find where the water is getting in and show you photos before we quote.
Can you repair a fieldstone chimney without it looking patched?
Yes, that's the goal. We repoint the open joints and reset loose stones, and match the mortar color to what's already there. Fieldstone joints are wider than brick joints, so the color and the finish show more. You see photos of the open joints and a written quote before we start.
Chimney repair near Lyon Township
Chimney repair in Lyon Township
Pick a day and a 3-hour arrival window online. If you'd rather talk it through, call (248) 266-9991.