Brighton, King County
Repairing the flashing around a Brighton chimney costs $325 to $1,500. The low figure covers metal that is still sound but has worked loose: we re-seat the upper strip in its mortar slot and seal it, on a roof that is easy to walk. The high figure covers rusted-through metal on all four sides, pulled out and replaced with new pieces tucked under the shingles, on a pitch that is steep or roofing that cracks underfoot. A company in the Seattle market, Mad Hatter Chimney Sweep, prices new or repaired flashing at $400 to $800; we cite their figure for comparison, not as our quote.
Typical investment
$325–$1,500
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Book your $99 inspection
$99 plus tax, deducted when you approve the repair
Not sure where to start
Pick what you're seeing at your Brighton home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Brighton homes.
Level 1: every reachable component checked, with a Level 2 camera run added if something stays unclear
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Full-height brushing with a head chosen for clay tile or metal liner
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Photo assessment sorting surface wear from structural failure
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Video survey and flue measurements taken before ordering anything
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Flue-by-flue measurements, or the whole crown for a multi-flue hood
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Cleaning and testing of the burner, pilot assembly and igniter
Learn moreRanges shown for orientation — the exact figure is written up on-site, after the inspection.
Seattle annexed Brighton in 1907, with the rest of the Rainier Valley south to today's city line, and its housing has piled up layer by layer since. In the 98118 ZIP area that the Census Bureau counts Brighton in, 18.1 percent of homes predate 1940. The city's emergency managers point out that houses from before 1939, close to ninety thousand of them citywide, were framed before today's wind standards existed, and that a severe regional storm can hold at 60 to 70 miles an hour and gust near 90. Flashing is where wind gets its grip on a roof around a chimney: a lifted edge, a loose shingle, then water.
A good part of the housing around Brighton belongs to the postwar decades. Census counts put about 5,400 of the 20,459 units in ZIP area 98118 in the years 1950 to 1969, and HistoryLink's Brighton essay records the neighborhood's own postwar marks: the Sharples site was picked in 1948, and the Graham Hill school building followed in 1960.
Roofing on houses from those years has usually been replaced at least once, and each new roof is the moment the chimney metal is either done right or bent back, reused and smeared with tar. When we open up flashing on such a house we look for old metal buried under new shingles, counter flashing nailed to the brick face instead of set into a joint, and a roof deck around the chimney softened by years of small leaks.
Every chimney flashing repair we do in Brighton includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowMoss adds a slower kind of pressure. An Oregon State University Extension article treats moss on roofs as a given in this damp corner of the country, fed by shade as much as by rain. Moss does not eat roofing by itself, but it can raise the edges of asphalt shingles so water slips beneath them, and the corner where a chimney meets the roof slope, shaded on one side and catching debris on the other, is a favorite spot. The same article says to clean the roof before any moss treatment goes on, which is the order we work in when the flashing area is overgrown.
Attic first, then roof: a leak often gets in a foot or more above the spot where it finally shows.
Moss, old sealant and damaged flashing come off; the brick and roof deck are inspected underneath.
Each lower piece is interleaved course by course with the shingles, and the upper strip is let into a sawn mortar joint over it.
We run water over the chimney and watch the attic side before calling the job done.
What this work is quoted at for Brighton homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Brighton | What that covers |
|---|---|---|
| Chimney Flashing Repair | $325–$1,500 | Reseal at the low end, full flashing replacement at the high |
| Chimney Sweep | $189–$449 | Full flue swept, Level 1 inspection included |
| Chimney Inspection | $99 plus tax | Level 1 visual; Level 2 adds a full camera scan |
| Chimney Relining | From $1,900 | Full-length stainless liner, sized to the appliance |
| Chimney Repair | From $425 | Masonry repair — brick and mortar, scoped after diagnosis |
Ranges are what these jobs are quoted at in Brighton. The exact figure is set on site after a $99 inspection (credited toward the job if you go ahead), and you approve it before any work starts.
Brighton is a Rainier Valley neighborhood of Seattle settled in the 1880s and named after the English seaside town, with homes in a part of the valley whose postwar growth brought a junior high site in 1948 and Graham Hill School in 1960.
BrightonKing County, WA · 47.535, -122.279
Before and after
Illustrations of what each repair changes on a typical chimney — not photos of a specific job.
Before
After
Before
After
Before
After
Four steps, each one on paper — so you always know what happens next.
Choose a genuine opening on the crew's calendar. Confirmation is immediate.
Liner, crown, cap, flashing and masonry examined in order — each finding photographed.
One document, plain numbers, covering only the work your chimney genuinely needs.
The repair is completed, then handed over with before-and-after photos of every item.
We do not assume it. Brick above the roof can soak up rain and pass it down inside the stack, and a cracked crown can do the same. A hose test points to the real entry, so the money goes to the part that actually leaks.
Sealant buys time. Metal that is rusted through, or step flashing that was never lapped with the shingles, needs replacing.
Finding the leak is part of the $99-plus-tax inspection for each chimney, and that fee goes toward the flashing job once you approve its quote.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
