Chimney repair in Royal Oak

Where Royal Oak chimneys wear out

On the 1920s brick houses near downtown and along Vinsetta Boulevard, the chimney has been through about a hundred Michigan winters. The crown on top cracks first. Water gets into the crack, freezes, and pushes it wider, and after a few seasons the top courses of brick start to lose mortar. You see it from the street as gaps between the bricks near the top, or bricks that look darker and wetter than the rest.

The post-war ranches and colonials north of 13 Mile are younger, but most of them are past seventy years old now. Their chimneys are usually shorter and simpler, and the common repairs are a new crown, new flashing after a re-roof, and a cap that has rusted or blown off.

What a repair costs

These are our starting prices. The written quote gives you the exact number for your chimney.

• Crown repair starts at $1,000 plus $1 per square inch of crown. A full crown rebuild starts at $1,500 plus $1 per square inch.
• Flashing repair or replacement runs from $595 for a re-seal up to $3,495 for new flashing on a large chimney.
• Tuckpointing runs from $595 to $4,995, depending on how much of the chimney needs new mortar.
• Replacing up to 15 damaged bricks is $850 plus $75 a brick.

On a tight lot where a ladder isn't safe, a lift or scaffolding adds $1,249. We tell you before we quote if your chimney needs one.

Repairs that blend in

On a block of 1920s brick houses, a patch in the wrong color shows from the sidewalk. When we repoint an older Royal Oak chimney, we match the mortar color to the joints that are already there, and when bricks have to be replaced, we look for brick close to the original in size and color.

How it works

We look at the whole chimney first, along with the spot you noticed. Then we show you photos, go through what a smaller repair would and wouldn't fix, and give you the price in writing. Nothing starts until you approve it. If you'd like us to look before you decide anything, a chimney inspection is $49.