South Lyon, Oakland County
Chimney repair in South Lyon
On South Lyon's mid-century streets, the chimney that needs the most work is often the tall, narrow one running up the outside wall of a 1950s or 1960s house. The top few feet take all the weather, and that's where the repair usually is.
The mid-century chimney
The ranches, bungalows and colonials South Lyon added from the 1950s through the 1970s often have one brick chimney up an outside wall, barely wider than the flue, standing well above the roof. Out in the open like that, the top few feet get wet from every side, then freeze and thaw all winter. The mortar goes first, then the bricks start to loosen, and the crown cracks or washes away. Flashing is the other weak spot. Where a chimney rises past the eave, the flashing has to turn a corner at the roof edge, and that's where it pulls away first.
Someone may have tried to stop it with roof tar, like the chimney in the photo. Tar traps water in the brick, and the damage keeps going under it.
Older chimneys near downtown
On the blocks around Lake and Lafayette, close to McHattie Park, some houses go back to the years before South Lyon became a city in 1930. Those chimneys have often been patched or rebuilt above the roof at least once, sometimes with brick that doesn't match. When we repair one, we match the mortar color to what's there and look for brick close to the original. Some of those chimneys still carry a furnace or water heater flue, so we look inside before we price work on the outside.
Starting prices
Your written quote has the exact number. These are where most South Lyon chimney repairs start:
- Crown rebuild from $1,500 plus $1 per square inch, with a new crown that overhangs the brick.
- Replacing 1 to 15 damaged bricks: $850 plus $75 a brick.
- Tuckpointing $595 to $4,995.
- Single-flue cap $375.
- Flashing repair or replacement $595 to $3,495.
A tall exterior chimney sometimes can't be reached safely from a ladder. When it needs a lift or scaffolding, that adds $1,249, and we tell you before we quote.
How it works
We go up and look at the whole chimney, then send photos and a written quote. Nothing starts until you approve it. To have us look first, book a chimney inspection in South Lyon for $49.
Questions
Someone patched our South Lyon chimney with tar. Can that be fixed?
Usually. Tar over a crown or brick holds water against the masonry instead of shedding it, and the brick under it keeps breaking down. We look at how far the damage goes under the tar. Often the top courses come down and get relaid, and a new crown goes on. You see photos and a written price before we start.
Our chimney has no cap. Is that a repair or just an add-on?
It's a small job either way. A single-flue cap is $375. On a tall chimney with an open flue, rain goes straight down the inside, and birds and raccoons can move in. A cap with a screen stops both. If the crown under it is cracked, we'll tell you, since a cap doesn't fix that.
Chimney repair near South Lyon
Chimney repair in South Lyon
Pick a day and a 3-hour arrival window online. If you'd rather talk it through, call (248) 266-9991.