Chimney repair in Pittsfield Township

Chases from the boom years

We cover the northern part of the township, near Ann Arbor and the I-94 corridor. If you live farther south, toward Saline, call and ask before you book.

Pittsfield went from about 13,000 people in 1980 to about 30,000 in 2000, and a lot of the houses in the north end went up in that stretch. Silverleaf, near Golfside and Ellsworth, is mostly two-story houses. Plenty of houses from those years have a factory-built fireplace, with a metal flue running up inside a wood-framed chase that sticks through the roof like a chimney. The top of the chase is a metal cover.

The original covers were usually galvanized steel. After thirty years, they rust, sag in the middle and hold water. The chase in the photo has reached the stage where rust has spread from the cover and cap down the sides to the flashing. Once water gets past the cover, it soaks into the plywood and framing under it, and you may see it as a stain on the ceiling or water in the firebox.

Prices for chase and cap work

These are our starting prices. The written quote has the exact figure.

• Stainless chase cover, one hole: from $1,000 plus $1 per square inch.
• Rebuilding a rotted wood frame under the cover: $895 to $2,349.
• Single-flue cap: $375. Cap repair and re-seating: $195.
• Flashing repair or replacement: $595 to $3,495.

Brick chimneys too

Not every house here has a chase. The ones with a brick chimney usually need work at the top: the crown cracks, water gets into the top courses, and the mortar starts to go. Crown repair starts at $1,000 plus $1 per square inch of crown, and we tell you if the crown needs a rebuild instead.

How it works

We look at the whole chimney or chase first, along with the spot that's leaking. You get photos of what we found, an explanation of what a smaller fix would and wouldn't solve, and a written price. Nothing starts until you approve it. If you'd like us to look before deciding anything, book a chimney inspection for $49.