Beacon Hill, King County
Relining a chimney on Beacon Hill is priced from $1,900, the price of a stainless steel liner running the whole flue. Taller stacks, wider diameters, bends inside the masonry and old tile that must be broken out all add to it. No figure is given from the sidewalk: the camera goes through first.
Typical investment
From $1,900
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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 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.
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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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
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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 reason relining comes up so often on the hill is the calendar. According to the city's historic context statement, the stretch of hill running from McClellan Street to Jefferson Park got most of its single-family houses in the years 1910 to 1929, and Sanborn maps show small wood-frame houses on the north end even earlier, by 1904. A flue of that age may have clay tile whose joints have opened, or no liner at all. The current Seattle Residential Code, section R1003.11, makes a liner mandatory in any masonry chimney; clay tile meeting ASTM C315 and a listed UL 1777 lining system are two of the accepted options. Later houses raise a different question: on the ranch houses of 1950 to 1962 along the east slope, we check whether an insert or stove added since then was ever connected to a liner of its own size.
The Western Regional Climate Center gives annual precipitation of 32 to 35 inches for the Puget Sound lowlands as far south as Seattle. Rain that gets past a chimney top on Beacon Hill does not stay on the outside: it runs down the flue, soaks the mortar between clay tiles and mixes with soot into an acidic film that eats at the joints.
Cold adds a second source of water. For Boeing Field, WeatherSpark marks November 12 through March 2 as the cool season, and December lows average 37°F. Exhaust from a gas appliance rising through a cold, oversized masonry flue condenses before it reaches the top. A stainless liner of the correct diameter, insulated, holds enough heat in the exhaust for it to exit at the top, and keeps rainwater off the old masonry around it.
Every chimney relining we do in Beacon Hill includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowHeating has also shifted under these chimneys. For ZIP area 98108 (one of the three Wikipedia gives for Beacon Hill), census estimates covering 2020–2024 show 33.8% of occupied homes heated mainly by utility gas and another 4.8% by fuel oil. Replace a furnace or water heater with a newer unit and its exhaust may enter a flue sized for the old one, and an oversized masonry flue stays cool enough for exhaust to condense on its walls. That is a relining question even in a house where nobody lights the fireplace.
The camera records the liner's condition, the flue's inside dimensions and every offset. Those measurements decide the liner's diameter and whether tile must come out.
The quote names the liner material, its diameter, the insulation and the connections at both ends, so you know what is being installed.
Loose tile and obstructions are removed and the flue is swept so the new liner slides against clean walls.
The liner is lowered from the roof, insulated, fixed at the top plate and connected to the appliance or the smoke chamber below.
We test the draft, photograph the finished run and hand over the liner's listing information for your records.
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 Relining | From $1,900 | Full-length stainless liner, sized to the appliance |
| 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 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.
From $1,900 for a stainless steel liner over the flue's full length. Height, diameter, offsets and tile removal account for anything above that.
The city's two published thresholds do not agree. One, in Director's Rule 5-2004, sets the permit-exempt ceiling for chimney work below 4,000 dollars. The other, in the 2021 residential code, puts minor repairs at 6,000 dollars or less per six-month window. SDCI's Tip 303A also says a wood stove takes its own permit. We describe the scope and you or we confirm with SDCI before work starts.
Today's code does not accept an unlined masonry chimney. Whether yours is safe to burn in is a question for the camera; book the $99 plus tax visit and the fee comes off the relining quote if you approve it.
Most single-flue stainless liners go in within a day once the flue is prepared. Breaking out old tile can add a second day.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
