South Seattle, WA
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.
Our price
From $475
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.
Brickmaking has a long local history. Hill Brick Company worked the eastern slope of Beacon Hill and the Lohse yard sat at the foot of Forest Street, according to the city's context statements, and two more brickyards were running west of Rainier Avenue by 1905. A brick chimney's weak spots are the same now as then. Mortar is designed to wear out ahead of the brick, and the crown is the only roof the chimney has. We grind out eroded joints and refill them; a cracked crown is either sealed or poured again so rain drips clear of the brick.
In Columbia City there can be an extra approval. Within the Columbia City Landmark District, designated in 1978, any exterior change to a building needs a Certificate of Approval before permits are issued, with a review committee advising the Landmarks Preservation Board, which has the final say. The city page we consulted does not mention chimneys or repointing by name, so for a house in the district we raise the question of approval before putting the work on the calendar. Elsewhere, SDCI says repointing a chimney requires no permit as long as nothing structural changes.
Seattle's residential code (R1003.9.1) asks four things of the top of a masonry chimney. It should be concrete, metal or stone; it should slope; its edge should overhang with a drip; and the liners rising out of it must not be mortared tight, since the code wants a caulked bond break at that seam. Up on real roofs, what we usually meet is a thin, level smear of mortar with cracks running through it.
Winter nights in the lowlands hover at the freezing mark. The Western Regional Climate Center puts January lows across the Puget Sound lowlands at 28 to 32°F and the frost-free season at late April through mid-October, so for about half of every year water sitting in a crack may freeze overnight. Each freeze opens the gap a little more before the next storm. The city chimney rule adds a point owners should know: unreinforced masonry kept in place during a chimney repair must be checked for deterioration and tuckpointed where needed, so work at the top is also a cue to examine the joints lower down.
How it works
We circle bad joints and crown cracks on the pictures, and that marked set becomes the scope.
Soft mortar and loose crown material are removed until the chisel hits solid masonry.
New mortar goes in and is struck with a jointer; a recast crown is pitched and overhangs the brick.
The new work is kept out of the rain while it cures, then photographed.
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
Budget from $475. Sealing hairline cracks in a sound crown is at the small end; a new crown, or every side of a tall stack repointed, is at the large end.
For practical purposes, no. The old mortar is ground out to a consistent depth and new mortar goes in its place, while the bricks stay where they are.
Thickness and condition decide it. A solid crown with fine cracks takes a flexible sealant well. A thin, flat or crumbling one, or one sitting flush with the brick, should be recast in the shape the code calls for.
Joints and crown fall under masonry repair. Broken bricks, displaced courses or a stack that is out of plumb are structural, belong to chimney repair, and are quoted on their own.
Summer. WeatherSpark shows about 0.7 inches of rain in an average Seattle July compared with some 7.5 in November, and new mortar only cures properly when it stays dry and unfrozen.
You do. The inspection is $99 plus tax, and that sum is subtracted from the masonry quote once you approve it.
See masonry repair (crown / repointing) pricing in detailMore chimney questions
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.
Learn moreChimney cap installation in South Seattle puts a screened stainless steel hood over each flue, shutting out rain, leaves, birds, raccoons and the odd spark.
Learn more
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 |
|---|---|---|
| Masonry Repair (Crown / Repointing) | From $475 | Crown work, repointing and tuckpointing by surface area |
| 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 |
| 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.
