West Bloomfield, Oakland County
Chimney repair in West Bloomfield
On a West Bloomfield lake, the chimney is the tallest thing facing the water. Wind and driving rain hit it first, and the repairs usually start at the top and on the lake side.
What the lakes do to a chimney
Cass Lake, the largest lake in Oakland County, is partly in West Bloomfield, and Pine Lake has a private country club on its shore. A chimney on a lakefront house gets wind straight off open water. Rain hits the lake side of the chimney harder and more often, and that side stays wetter.
Water that soaks into brick freezes in winter and breaks the face off it. The lake side wears first. Mortar washes out of the joints, and the brick below the crown picks up white stains and starts to flake. Crowns crack from the same cycle, and caps loosen in the wind.
Big houses, tall chases
Houses built here from the 1980s through the 2000s often have a tall chimney or chase with two or three flues, and some are faced in stone or brick veneer over a wood frame. Veneer can look like a solid masonry chimney from the yard, but it's built differently. When water gets behind it, the wood frame underneath takes the damage. On a framed chase with a metal top, a rusted or undersized chase cover is the usual starting point for a leak.
Caps take a beating up there too. A cap that's loose in the wind rattles, and one that blows off leaves the flue open to rain and animals. Re-seating a cap that's still sound is $195.
Starting prices
Starting prices for the repairs that come up most on these houses. The written quote has the exact figure.
- Crown repair: from $1,000 plus $1 per square inch of crown
- Tuckpointing: $595 to $4,995
- Waterproofing after the masonry is repaired: $795 to $2,725
- Stainless chase cover, one hole: from $1,000 plus $1 per square inch
- Lift or scaffolding when a ladder isn't safe: +$1,249
How we quote
We look at the whole chimney, every side, along with the spot you noticed. You get photos and a straight answer on whether a smaller repair would hold, followed by the price in writing. Nothing starts until you approve it. If you'd like us to look before you decide anything, a chimney inspection in West Bloomfield is $49.
Questions
Only the lake side of my chimney is crumbling. Why?
That's the side that takes the weather. Wind off the water drives rain into the brick and mortar, and in winter that water freezes and breaks the surface. The other sides dry out faster. We repoint or replace the damaged brick on that face and may recommend waterproofing once the masonry is sound, which runs $795 to $2,725.
Can you work on a tall chimney on a big two-story house?
Yes. Some of the taller chimneys and chases in West Bloomfield need a lift or scaffolding instead of a ladder, which adds $1,249 to the job. We tell you before we quote whether yours needs it, so the number on the written quote is the number you pay.
Chimney repair near West Bloomfield
Chimney repair in West Bloomfield
Pick a day and a 3-hour arrival window online. If you'd rather talk it through, call (248) 266-9991.