Redford, Wayne County
Chimney repair in Redford
Redford grew from under 7,000 people in 1940 to over 71,000 in 1960. Most of its chimneys were built within a few years of each other, and now they're wearing out on about the same schedule.
What seventy winters do to a Redford chimney
In Pine Ridge, where building finally got going in 1953 after the land sat platted for almost thirty years, and in the Chesterfield subdivisions from the same decade, the usual chimney is brick with one or two clay flue tiles on top. A lot of crowns from that era were poured flush with the edge of the brick, with no overhang. Rain runs off the crown and straight down the face of the chimney instead of dripping clear. Over the decades the top courses of brick soak that water up, freeze, and start to flake and crumble.
The flashing at the roof is the other weak spot. These houses have had several roofs by now, and the flashing has been re-bent, re-tarred or left in place more than once.
When tar is already on it
The chimney in the photo had been coated in roofing tar, crown and brick both, and the brick underneath had broken apart. New mortar won't bond through tar, and a fresh coat of tar over the old one only buys a season or two. The tar comes off, soft or cracked brick gets cut out and replaced, and if enough of the top is gone, that section gets relaid and a new crown goes on.
Starting prices
These are where the common Redford repairs start. Your written quote has the real number.
- Crown repair: from $1,000 plus $1 per square inch. A full crown rebuild starts at $1,500 plus $1 per square inch.
- Replacing 1 to 15 damaged bricks: $850 plus $75 a brick
- Tuckpointing: $595 to $4,995
- Flashing repair or replacement: $595 to $3,495
- A single-flue cap: $375
Getting it priced
We look at the whole chimney along with the spot that's leaking, and take photos of what we find. If the brick under a tar patch turns out to be worse than it looked from the ground, we show you that too before the price changes. Then we go through them with you, tell you what a smaller repair would and wouldn't fix, and give you the price in writing. Nothing starts until you approve it. If you want a look before deciding anything, a chimney inspection in Redford is $49.
Questions
Does the whole chimney have to come down if the top is crumbling?
Usually not. On a 1950s chimney the worst damage tends to be in the top few feet, where the weather hits hardest, and the brick lower down is often still sound. We take the chimney down to solid brick, relay it from there and pour a new crown. A full rebuild from the roofline up is the last option, and we only quote one when the chimney can't be saved in sections.
Do I need a permit from Redford Township for chimney repair?
Some jobs need one and some don't. We check with the township for your repair, say on the quote whether a permit is needed, and include the permit cost when it is. You won't find out about it after the work has started.
Chimney repair in Redford
Pick a day and a 3-hour arrival window online. If you'd rather talk it through, call (248) 266-9991.