Brighton, King County
Chimney repair in Brighton starts at $425 with us. That figure buys a small, self-contained job: a handful of bricks that rock under a thumb reset in fresh mortar, or one weak corner of the stack made good. When a whole chimney must be dismantled to the shingles and laid up again, or the damage runs down into the smoke chamber, the scope changes completely, and we price it separately once we have inspected it. Homeyou's modeled estimate for the Seattle market puts typical chimney repairs at $123 to $865; that is a published figure from a pricing site, not our quote.
Typical investment
From $425
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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 Brighton home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Brighton 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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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
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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.
Seattle has rules for chimney repair that most cities do not, and they apply in Brighton the same as everywhere else in the city. They trace back to February 2001. After the Nisqually quake, FEMA inspectors visited some 30,000 homes in the region and, according to a U.S. Geological Survey report, a third of them had a damaged chimney, with repair bills reaching about fifteen million dollars. The city answered with Director's Rule 5-2004, under which a damaged unreinforced masonry chimney must be reinforced, braced, taken down, or replaced with a factory-built chimney. No published survey breaks that damage down by neighborhood, so we judge each Brighton chimney by what it shows us, not by where it stands.
The census unit around Brighton is a place of houses. Of every hundred homes in ZIP area 98118, about fifty-nine are detached single-family buildings, where Seattle as a whole has thirty-seven, and roughly twenty-six were built from 1950 through 1969, the years when Brighton's postwar growth brought a junior high site and then Graham Hill School.
A house of that age has been through the 2001 earthquake, fifty-plus rainy seasons and often a remodel or two. On such a house we look for signs of earlier repairs done to a different standard, for a stack that was shortened or patched at the top, and for a chimney that now serves an insert or furnace it was not built for. Those findings decide whether a repair can stay small or whether the city's rule pushes it toward reinforcement or a factory-built replacement.
Every chimney repair we do in Brighton includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowThat rule decides what a repair is allowed to be. In-kind rebuilding stops after the uppermost two feet; past that depth the new work must carry steel reinforcement, or the brick gives way to a factory-built metal chimney. Height matters too: a stack standing over three feet clear of the roof gets braced at two points, and an engineer with a license has to design the rebuild of anything taller than twelve feet. Work that goes deeper than the top of the smoke chamber forces both chamber and chimney to be rebuilt in full to current code, permit included, at any price. For smaller jobs two permit thresholds coexist: no permit is needed below 4,000 dollars under that 2004 rule, while the 2021 residential code's own exemption list, R105.2, lets minor repairs up to 6,000 dollars go without one. We ask SDCI which applies before we schedule.
We inspect the stack, photograph the damage and work out which part of the city's chimney rule applies.
If the scope approaches either permit threshold, the question goes to SDCI before any brick comes off.
Damaged courses are taken down and relaid, with reinforcement or bracing where the rule calls for it.
Crown, cap and flashing are restored and the work is photographed for your file.
What this work is quoted at for Brighton homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Brighton | What that covers |
|---|---|---|
| Chimney Repair | From $425 | Masonry repair — brick and mortar, scoped after diagnosis |
| 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 Cap Installation | $235–$850 | Stainless cap fitted; multi-flue and custom at the top |
Ranges are what these jobs are quoted at in Brighton. 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.
Brighton is a Rainier Valley neighborhood of Seattle settled in the 1880s and named after the English seaside town, with homes in a part of the valley whose postwar growth brought a junior high site in 1948 and Graham Hill School in 1960.
BrightonKing County, WA · 47.535, -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.
Small patching does not. Larger work depends on the scope and on which threshold SDCI applies, and once a repair goes lower than the smoke chamber's top, a permit is required no matter what. We find out before quoting a start date.
Only the top two feet, under the city's rule. Below that, the rebuild has to be reinforced or replaced with a factory-built chimney.
Book our inspection, $99 plus tax per chimney. It produces photos and a written price for the repair, and we knock the $99 off that price once you accept it.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
