Milford, Oakland County
Chimney repair in Milford
Milford's village houses north of downtown were mostly built between the 1870s and 1915, and their chimneys have been patched, rebuilt and re-flashed by more than one owner. Repairs here start with finding out what's original and what isn't.
Old chimneys in the village
The North Milford Village Historic District covers about 155 acres and more than 300 buildings, and most of its buildings went up between 1872 and 1898, after the railroad arrived. Houses on Liberty, Union and Hickory are a mix of brick and wood frame, and a two-story house of that age often has a tall chimney running up an end wall and well above the roof, like the one in the photo.
A chimney that tall takes wind and weather on every side. The top few feet usually wear first: the crown cracks, mortar washes out of the upper joints, and bricks spall where water froze inside them. Some have been rebuilt above the roof line at some point, sometimes in brick that doesn't match the rest.
Farther out in the township, the fieldstone chimneys on newer houses need different work. Water gets in at the wide joints and at the crown.
Starting prices
The exact number is on your written quote. Milford repairs usually start here:
- 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.
- Crown repair from $1,000 plus $1 per square inch. A full crown rebuild from $1,500 plus $1 per square inch.
- Flashing repair or replacement: $595 to $3,495.
- Lift or scaffolding when a ladder isn't safe: +$1,249.
Scaffolding on tall chimneys
A lot of village chimneys are too tall to work on safely from a ladder. Scaffolding, like in the photo, lets us work at the top for as long as the job takes. We'll tell you before we quote if yours needs it.
How it works
We look at the whole chimney first, along with whatever made you call. You see photos, hear what a smaller repair would and wouldn't fix, and get the price in writing. We check with the village about permits and put any permit cost on the quote. Nothing starts until you approve it. To start with a look, book a chimney inspection in Milford for $49.
Questions
My chimney is on an old house in the historic district. Can you match the brick?
We try to. We look at the size, color and texture of what's there and find brick as close as we can, and we mix mortar to match the old joints. On a house from the 1880s, a perfect match isn't always possible, and we'll tell you how close we can get before we start. For permits, we check with the village and put any permit cost on the quote.
Is a fieldstone chimney repaired the same way as brick?
Mostly the same idea, different details. On fieldstone, water gets in through the wide joints between the stones and at the top where the crown sits. We repoint the open joints and repair or rebuild the crown. Stones that have come loose get reset. You see photos of the problem areas and a written price first.
Chimney repair near Milford
Chimney repair in Milford
Pick a day and a 3-hour arrival window online. If you'd rather talk it through, call (248) 266-9991.