Chimney Repair and Rebuilding

A Brick Chimney is a Functional and Beautiful Part of Your Home

The last thing you want to deal with is unexpected repairs. It’s important that you know the whats, whys and hows regarding your chimney before you decide to get it repaired.

Because of their elevation, relentless exposure to the elements, and Illinois’ freeze-thaw cycle, Chicago brick chimneys undergo a lot of abuse which can easily go unnoticed. 

Some brick chimney damages are clear to see, it is important to get all parts of your masonry chimney inspected every 2-3 years so you can identify any new damage on time and have it repaired before a serious chimney leak.

Many modern homes run a high efficiency furnace system or rarely use their chimney fireplace. This can make noticing issues even more difficult, you might not even be aware until it becomes serious, like surrounding structural damage from leaking or worse – a leaning or toppled chimney. 

What Causes Chicago Brick Chimney Damage?

Your brick chimney is consistently exposed to the elements all year. Damage from rainwater, and melting ice or snow works deep between the bricks. During the freeze and thaw cycle we see so often in Chicago, something known as spalling occurs.

Spalling affects the surface of your bricks, causing your chimney to pop, peel, flake and even crumble if left too long without care. Cracked masonry work will result in leaks and water damage inside your home. Most often, cracks and long-term damages in your brickwork will need a complete rebuild. 

Many will say chimneys have a lifespan of 30 years. This is assuming that there’s a correctly installed chimney crown sitting at the top of the structure to protect its interior. Chicago brick chimneys are often missing this crucial component. The lack of a crown dramatically reduces a brick chimney’s life because it is letting water into the structure, expediting the deterioration of the bricks, mortar and flue liners.

What Occurs as Your Brick Chimney Deteriorates:

1. Mortar, bricks, and liner will crumble and fall inside the chimney flue which could prevent the exhaust from being expelled. Carbon Monoxide will flow into your house, posing the risk of death to you or your family inside.

2. A blocked brick chimney flue will cause more creosote deposits on its interior which could result in a chimney fire. A chimney’s deterioration can progress to the point where your brick walls simply fall apart. This can happen beneath the roof surface, such as an attic area, causing your entire house to burst into flames.

3. Deteriorating masonry chimneys are extremely dangerous because they can easily collapse, destroy a house’s roof, its components, and even injure or kill a pedestrian or those inside if it falls through your roof. 

First Signs Your Home has a Leaky Brick Chimney

Most homeowners, like yourself, often assume that their chimney is leaking if they can visually see the water in their fireplace, ceiling, or flue. However, there are many more indications of leaky chimneys or hidden water damage, including:

• Spalling mortar and bricks
• Sound of water dripping in the room where your chimney or fireplace is placed
• White, chalky-type residue inside your fireplace
• Musty or dank odor from the attic, firebox or in the room where your chimney is, especially after raining
• Moisture, water staining, or dampness on the interior features of your home

An Inspection Will Help You Determine if Your Chimney is Damaged

The Chimney Safety Institute of America (CSIA) and the National Fire Protection Association (NFPA) recommend getting your chimney inspected by a knowledgeable expert once a year.

This is important to help assess any damage or signs of unwanted animals. Inspections can help check for the following:

• Cracks
• Creosote buildup
• Water desecration
• Spalling
• Damaged or missing crown or chimney cap
• Cracked, damaged, or missing flue tiles or liners (internal metal parts)
• Deteriorated or poorly installed flashing (waterproof seal)
• Pest infestation of the chimney
• Obstructions or blockages

Almost all of the above issues can occur even if you don’t often use your fireplace. It’s very important that problems are spotted early to avoid future issues and expensive repairs. 

The Benefits of Rebuilding or Repairing Your Brick Chimney

As you now know, a damaged brick chimney will result in leakage, unwanted pests, or leaning/toppling. 

If your brick chimney is tilting, leaning, cracking, spalling, or completely falling apart, then a rebuild is a must. Rebuilding your brick chimney will boost the value of your property and improve resale or renting value. Not to mention increasing the functionality and curb appeal of your home. 

Tuckpointing, Partial Rebuilds, and Complete Rebuilds

Tuckpointing is a restorative process that involves the removal of the old mortar on your brick chimney and replacing it. Getting tuckpointing done will strengthen the brick chimney structure, reducing the risk of expensive water damage from a chimney leak, and eliminating the risk of crumbling bricks. Tuckpointing is best used in cases where damage is not extreme. 

A partial rebuild means you only need one part of your chimney replaced, or a smaller repair in general. This type of brick chimney rebuild is done when damage exists towards the top.

A complete chicago brick chimney rebuild includes entirely replacing the bricks and multiple other pieces of your chimney. Complete rebuilding is necessary when you’re dealing with substantial damage, or leaning and crumbling in your brick chimney.

How Much Does it Cost to Repair Your Chimney?

Pricing for brick chimney repairs could typically range between $1,000-$35,000. However, for extremely large projects the price can exceed $80,000. The price depends on the size and type of your chimney and how much work the rebuild requires. 

Why is there such a wide price range for getting your Chicago brick chimney repaired?

There are a number of variables affecting the price, and some of them can cause the bill to be higher than others. Brick masonry chimney repairs are affected by:

• Degree of deterioration of the brick chimney components
• Brick chimney location, size, and height (need for scaffolding/complicated scaffolding setup, need for a ‘boom’ lift)
• Type of bricks 
• Type of chimney crown
• Type of chimney rain cap
• Chimney flue liner

To give you a better understanding of brick chimney repairs/rebuilds and pricing please refer to the examples below. These examples may have been completed within the last couple of years and are provided using current pricing and estimates rather than what they may have cost in the past. This is done to give you the best and most accurate idea possible.