South Seattle, WA
Chimney repair in South Seattle handles what holds the stack up: new brick where old units broke, loose courses relaid, and stacks rebuilt or taken down under the city's chimney rule.
Our price
From $425
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 — we'll point you to the right fix.
What we do
Sweeping, inspection, relining and masonry — one local crew for the whole chimney.
Chimney inspection in South Seattle means a written checklist for flue, liner, crown, cap and flashing, a photograph attached to each finding, and a clear picture before the next fire is lit.
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Chimney sweeping in South Seattle: we scrub the soot and loose creosote off your flue walls, then hand you pictures of the bare liner so the last season's residue is no longer a guess.
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Chimney repair in South Seattle handles what holds the stack up: new brick where old units broke, loose courses relaid, and stacks rebuilt or taken down under the city's chimney rule.
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Chimney relining in South Seattle slides one continuous stainless steel liner into a flue whose clay tiles have split, or whose size no longer matches the appliance venting through it.
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Chimney cap installation in South Seattle puts a screened stainless steel hood over each flue, shutting out rain, leaves, birds, raccoons and the odd spark.
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Gas fireplace service in South Seattle: burner, pilot, glass and vent on your gas fireplace, insert or log set get cleaned and tested ahead of the heating months.
Learn moreRanges shown for orientation — the exact figure is written up on-site, after the inspection.
After the 2001 quake, Seattle put chimney repair in writing. Director's Rule 5-2004 begins by recording that many unreinforced masonry chimneys were damaged and turned into falling hazards, and the city has since required a damaged chimney to be reinforced, braced, removed or replaced by a factory-built chimney. The rule offers five methods, ranging from a reinforced masonry rebuild to replacing the upper section with a listed metal chimney. We start with evidence, meaning roof photographs and a flue scan, and then recommend whichever method that evidence supports.
Ground conditions count in the low parts of South Seattle. The city's Office of Emergency Management lists the Duwamish Valley and the Rainier Valley among areas exposed to ground failure and strong shaking on liquefiable soil, and in 2001 Boeing Field, next to Georgetown, liquefied, with sand ejecta zones about 300 feet long and settlement of up to 9 inches noted by reconnaissance teams. No source pins chimney damage on a particular South Seattle neighborhood, so we make no assumptions. The stack gets photographed and judged on its own condition.
SDCI estimates an 86 percent chance that a damaging earthquake hits Seattle within 50 years, and the Seattle Fault itself cuts across the middle of Seattle on an east-west line. On a house framed in wood, the chimney tends to be both the heaviest masonry and the least braced part.
Seattle's rule caps what can be rebuilt the old way. Rebuilding in kind is allowed for the uppermost 2 feet of an unreinforced chimney and no further; below that line the choices are reinforced masonry or a factory-built metal chimney. A stack poking up beyond the 3-foot mark needs bracing at two points, and one beyond 12 feet needs a licensed engineer's drawings. Fresh rebar is dowelled a minimum of 12 inches into the existing masonry. Dig down into the smoke chamber and the rule flips: everything from that chamber up is rebuilt new, permitted, whatever the price. One more warning in the rule: before a chimney is capped or taken down, confirm nothing else still vents into it, a gas water heater being the usual example.
How it works
Water damage, heat, settlement and old earthquake cracks each need their own fix, so the cause comes first.
Urgent lines and dry-season lines are listed apart in the written quote.
Weak brick and mortar are removed until sound masonry is exposed, and the new work starts there.
Completion photos and a short list of things to recheck at next year's inspection.
Licensed& insured Washington chimney contractor
10 neighborhoodsSouth Seattle, from Beacon Hill and Georgetown to Rainier Beach
$99 plus taxOn-site inspection, taken off the quote you approve
Every visitPhotographed before and after the work
If any of these sound familiar, book the $99 plus tax inspection — credited toward the work if you approve the quote:
By town
The 10 South Seattle communities we serve. Pick yours for local scheduling and the chimney issues we see there.
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.
Before you let anyone in
Every fact below is one you can check yourself before we ever set foot on your roof.
The on-site inspection is $99 plus tax, and it is credited toward the work when you approve the written quote. Booking online asks for no card.
You get the price in writing, for the work your chimney actually needs, and nothing starts until you have approved it.
Each item we inspect or repair is photographed before and after, so the condition of your chimney is on record.
Call (206) 984-4736 — a local South Seattle number, the same one on every page of this site.
Licensed& insured Washington chimney contractor
10 neighborhoodsSouth Seattle, from Beacon Hill and Georgetown to Rainier Beach
$99 plus taxOn-site inspection, taken off the quote you approve
Every visitPhotographed before and after the work
Serving Beacon Hill, Georgetown, the Rainier Valley & the lakeshore
Our range is from $425. A handful of reset bricks sits close to the bottom; relaying several courses or rebuilding above the roofline is well beyond it. The written quote follows the inspection.
The city has published two thresholds and we do not choose between them for you. Director's Rule 5-2004, effective December 1, 2004, exempts chimney work costing the owner less than $4,000 from a permit, although the work still has to meet the rule. The 2021 Seattle Residential Code, in section R105.2, exempts minor repairs of up to $6,000 within a six-month period provided no load-bearing support is affected. And whenever the work extends down into the smoke chamber, SDCI wants a permit whatever the bill comes to. For your specific job, we check with SDCI.
Three, under the city chimney rule: one after demolition, one before the concrete for the bond beam is poured, and a final one at completion.
It counts toward them. $99 plus tax is what the inspection costs, and it is taken off the repair quote the moment you approve it.
Only what cannot wait, and under cover. Mortar wants dry weather above freezing to set, and WeatherSpark's cool season for Seattle lasts from about November 12 to March 1, so non-urgent work is booked for summer.
Chimney cap installation in South Seattle puts a screened stainless steel hood over each flue, shutting out rain, leaves, birds, raccoons and the odd spark.
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Masonry repair in South Seattle rebuilds the crown and the mortar joints of a brick chimney, since those are the first places rain gets into a stack.
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Chimney flashing repair in South Seattle reseals or renews the sheet metal tying the chimney into the roof, which is where most leaks beside a chimney actually begin.
Learn more| Service | Price in South Seattle | What that covers |
|---|---|---|
| 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 |
| Masonry Repair (Crown / Repointing) | From $475 | Crown work, repointing and tuckpointing by surface area |
| Chimney Flashing Repair | $325–$1,500 | Reseal at the low end, full flashing replacement at the high |
Ranges are what these jobs are quoted at in South Seattle. 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.
Licensed local crews, a $99 on-site inspection credited toward repairs, and a written quote before any work. Book a real open slot on our calendar.
