Beacon Hill, King County
A chimney inspection on Beacon Hill is $99 plus tax per chimney, whatever the level of detail the chimney turns out to need. A technician looks at the firebox, sends a camera through the flue, climbs up to look at the top and writes down what was found. When that report turns into a quote and the quote gets your signature, $99 comes off its total.
What we charge
$99 plus tax
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 Beacon Hill home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Beacon Hill homes.
Full-height brushing with a head chosen for clay tile or metal liner
Learn more
Photo assessment sorting surface wear from structural failure
Learn more
Video survey and flue measurements taken before ordering anything
Learn more
Flue-by-flue measurements, or the whole crown for a multi-flue hood
Learn more
Cleaning and testing of the burner, pilot assembly and igniter
Learn more
Starting photos: crown on top, then each side of the stack
Learn moreRanges shown for orientation — the exact figure is written up on-site, after the inspection.
The hill's housing spans a long stretch of building practice. The city's Beacon Hill context statement records small wood-frame houses filling the north end by 1916, a main wave of single-family building from 1910 to 1929 between McClellan Street and Jefferson Park, wartime streets of the 1940s south of Spokane Street and ranch houses of 1950 to 1962 on the east slope. On a house from the first wave we expect to check for a flue with no liner or with cracked clay tile; on a wartime or ranch house we look at how the fireplace was altered later, since inserts and gas logs were often added without resizing the flue. Those are things we verify, not things we assume.
At Boeing Field, the station at the base of the hill, WeatherSpark's figures give November 7.6 inches of rain spread over 16.6 wet days, against 0.8 inches for all of July. A chimney that looked fine in August meets more than half a month of wet days in November, and that is when a stain appears on the ceiling beside it.
An inspection sorts out where the water came in, because the four usual entry points look alike from the living room: an open or missing cap, a cracked crown, tired flashing and porous brick. The Western Regional Climate Center adds that a winter month in the Puget Sound lowlands holds just 4 to 8 days of clear or partly cloudy sky, so a wet chimney stays wet. We schedule roof-level checks for any dry gap in the forecast and do the camera work whatever the weather.
Every chimney inspection we do in Beacon Hill includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowBuyers ask for an inspection more than anyone else here, because a house that has changed hands three or four times since 1925 seldom comes with a record of the chimney. A second frequent reason is a switch in use, such as a hearth that held gas logs for two decades and is going back to wood. Leaving a masonry chimney unlined is ruled out by Seattle's residential code, so the liner is the first thing the camera goes looking for.
You tell us what burns in it, how often, and why you called. The answers decide where the camera spends its time.
Firebox, damper, smoke chamber and any accessible part of the chimney in the attic or basement are examined and photographed.
A camera travels the flue joint by joint. Cracked tile, missing mortar and offsets are recorded with their height above the firebox.
Where the pitch allows, the technician examines the chimney's top surfaces, its roof joint and its height above the shingles.
The report sorts findings into three piles: sound, worth monitoring, and due for work. A quote for the third pile is yours on request.
Oregon State University Extension calls roof moss a normal part of life in the damp Northwest and ties it to shade no less than to rain. For an inspection that makes moss a useful marker: the side of a Beacon Hill chimney where moss grows is the side that dries last, and it is where we look hardest at mortar joints and at the seam between crown and brick.
The same article warns that moss can prop up asphalt shingles and open a path for water under the roof covering. Around a chimney that means the shingles lapping the flashing, so a mossy roof gets a closer look at that joint. WeatherSpark's January figure for Boeing Field is 72% overcast or mostly cloudy sky, which leaves a shaded chimney face few chances to dry.
What this work is quoted at for Beacon Hill homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Beacon Hill | What that covers |
|---|---|---|
| Chimney Inspection | $99 plus tax | Level 1 visual; Level 2 adds a full camera scan |
| Chimney Sweep | $189–$449 | Full flue swept, Level 1 inspection included |
| 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 |
| Chimney Cap Installation | $235–$850 | Stainless cap fitted; multi-flue and custom at the top |
Ranges are what these jobs are quoted at in Beacon Hill. 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.
Beacon Hill is a Seattle neighborhood strung along a north-south ridge that reaches 350 feet, with houses built mostly from 1910 to 1929 between McClellan Street and Jefferson Park, and wartime streets of the 1940s south of Spokane Street. We work every part of it — North Beacon Hill, Mid-Beacon Hill, South Beacon Hill included.
Beacon HillKing County, WA · 47.579, -122.311
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.
$99 plus tax per chimney. It is a paid visit; the amount is credited toward the work only when you approve the quote that follows.
Each chimney is its own visit fee, because each has its own flue, crown and flashing to examine.
CSIA's homeowner pages relay NFPA 211's call for a yearly look at each chimney, fireplace and vent in a house, lightly used flues included. Rain and animals work on a chimney whether or not it is lit.
It will flag the question. Seattle's chimney rule and its residential code set different cost thresholds for permit-exempt repairs, so we note the scope and refer the permit decision to SDCI.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
