Rainier Valley, King County
Fixing the flashing around a Rainier Valley chimney costs between $325 and $1,500. The low figure buys a reseal: the metal is still good and only the caulk or the mortar slot has given way. The high figure covers new metal around the whole stack, a cricket built behind a broad chimney, or a steep or tile roof that slows every step. We trace the leak first so you pay for the side that actually lets water in.
Typical investment
$325–$1,500
Book an inspection
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 Valley home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Rainier Valley 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.
Much of the north end of the valley was settled early. Seattle's North Rainier Valley historic context says that by 1920 the area, together with Columbia City, was largely built out with single-family houses, and among the survivors it describes a house at 4005 Rainier Avenue South, built around 1913, whose trim mixes Craftsman details with late Victorian ones. A roof on a house of that age has seldom survived from the start, and every reroof is a chance for the chimney flashing to be reused, bent back in place or replaced. That roof-to-brick seam is where shortcuts tend to hide.
The city's Beacon Hill context statement, a city document, notes that between 1950 and 1962 quite a few single-family houses, along with some apartments, were added on the west side of the valley's north end, most of them ranch style. Census data for the 98118 ZIP area put 13.8 percent of today's homes in the 1950s alone.
A broad, low-pitched roof drains slowly, so a chimney that pierces it mid-slope collects water on its upper side. For a broad stack that ends below the ridge, a cricket is part of a proper flashing job, not an extra. When an insert was fitted later and its liner exits through the crown, we also confirm the new cap or top plate did not tear the counter flashing during installation.
Every chimney flashing repair we do in Rainier Valley includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowMoss is a given on Northwest roofs, in the words of OSU Extension; it does not attack the shingles, but it can prop up their edges so water slips under. Next to a chimney, a propped edge lands right on top of the step pieces. Needles and leaves also bank up behind a stack and keep that seam wet. Seattle's residential code calls for a cricket behind any chimney measuring over 30 inches across, in line with the ridge, that does not reach the ridge itself; the cricket's own seam with the brick gets the same two layers of metal as the rest.
A hose plays on a single face of the stack while someone in the attic waits for the first drip.
Old sealant, rusted pieces and nails are removed and the shingles around the stack lifted carefully.
Each step piece is woven under its shingle row, then the counter piece is set into a sawn mortar slot and sealed.
The same water test is repeated to confirm the attic stays dry.
What this work is quoted at for Rainier Valley homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Rainier Valley | 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 Valley. 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.
Rainier Valley is a seven-mile run of low ground between two Seattle ridges, with small wood-frame houses from the streetcar years of 1891 to 1910 and ranch houses added between 1950 and 1962.
Rainier ValleyKing County, WA · 47.547, -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.
Usually. We lift the shingles around the chimney, replace the metal and lay them back. A roof near the end of its life may be better redone at the same time.
Rain driven sideways reaches gaps that straight-down rain misses, often at the counter flashing on the windward face.
Crown and cap get a glance while we are on the roof. The full written report is a separate visit priced at $99 plus tax, which later comes out of the quote you sign.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
