Rainier Beach, King County
Flashing work on a Rainier Beach chimney is priced between $325 and $1,500. When the metal is sound and only the caulk has let go, a reseal keeps it near the bottom. Tearing out the step and counterflashing and replacing it, on a wide chimney or a steep or brittle roof, is the upper one. Most leaks at the roofline turn out to be one of the two, and we show you which before we 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 Rainier Beach home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Rainier Beach 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.
In the 98118 ZIP area, which runs north from Rainier Beach through Hillman City, 59.2 percent of homes are detached single-family houses, against 36.8 percent citywide, the Census Bureau's 2020–2024 survey shows. A detached house means one owner answers for the whole roof, including the joint where any chimney comes through it. That joint is a seam between two materials that move differently: brick that barely shifts and a roof deck that swells and shrinks with the weather. Flashing is the metal that bridges them, and sealant alone is never a lasting substitute.
Every chimney flashing repair we do in Rainier Beach includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowSeattle's 2021 Residential Code, section R1003.20, asks for a cricket, a small saddle that splits the water around the uphill side, when a chimney measures over 30 inches across in the direction of the ridge and does not itself meet the ridge. The cricket gets flashed and counterflashed the same way as the rest of the chimney. Replacing roofing like for like needs no permit in Seattle, SDCI says, and that is the right moment to replace chimney flashing too: the shingles are already off, and new flashing under an old roof is half a repair.
We follow the water from the stain back to where it enters, because flashing is not always the culprit.
Shingles around the chimney come up so the old metal can be removed without tearing the deck.
Step pieces go in with each course, counterflashing is set into a fresh-cut joint and sealed, and a cricket is framed when needed.
A hose runs on the chimney while someone watches the attic. Then the photos come to you.
What this work is quoted at for Rainier Beach homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Rainier Beach | 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 Rainier Beach. 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.
Every chimney is a dam on a sloped roof. Needles, leaves and moss slide down until they meet its uphill face and stop there, which is exactly where flashing is most likely to be overwhelmed. Oregon State University Extension notes that moss itself does no direct harm to roofing, but that it can lift asphalt shingle tabs and let water work underneath, and around a chimney that water goes straight to the step flashing.
Snow adds a short, sharp version of the same problem. WeatherSpark's Seattle averages put the snowy stretch between December 12 and January 20, with about 1.2 inches in January; small amounts, but a drift held behind a chimney melts slowly against the metal. Clearing the uphill side is part of every flashing job we take on, and where the width allows, a cricket stops the pile from forming at all.
Rainier Beach is a neighborhood in the southeast corner of Seattle, just inside the city limits, on the lakeshore, with homes in a ZIP code area (98118) where roughly one unit in four was built between 1950 and 1969.
Rainier BeachKing County, WA · 47.523, -122.262
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.
For comparison, other Seattle companies post their own rates: Mad Hatter Chimney Sweep shows $400 to $800 to repair or renew flashing (checked October 4, 2026). Their list, not our quote.
A split crown, thirsty brick or a flue with no lid can all send water to the very spot a flashing leak would. A visit that checks the whole chimney settles it; ours costs $99 plus tax, a sum we subtract from the flashing bill once you sign our quote.
If the leak is active, a temporary reseal now and full new flashing with the roof is usually the cheapest path. We can coordinate with your roofer.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
