Chimney repair costs: repointing, re-flaunching and rebuilds
Chimneys are the single most common source of roof leaks we get called to, and the work splits into four very different jobs with four very different prices.
Repointing
Raking out failed mortar joints and re-pointing in a suitable mix. The cheapest of the chimney jobs, but only worthwhile if the brickwork itself is sound and the stack is plumb.
Re-flaunching
The flaunching is the mortar bed the pots sit in. Once it cracks, water runs straight into the stack. Re-flaunching is usually done at the same time as repointing because the access cost is already paid for.
Flashing renewal
New Code 4 or 5 lead apron, step flashing and soakers. Often the real fix when the ceiling stain is beside the chimney breast rather than under it.
Part or full rebuild
Where frost has blown the brick faces or the stack is leaning, rebuilding from a sound course is the only durable answer. This is the most expensive option and the one where scaffold is unavoidable.
Removal and capping
For redundant stacks, taking the chimney down to below roof level and weathering the roof over it removes a permanent maintenance liability. Ventilation of any remaining flue still needs handling properly.
FAQs
Rarely. Stack work needs a stable working platform around the chimney, so a scaffold or tower is normally part of the cost.
Staining that appears beside or around the chimney breast, especially after driving rain from one direction, usually points at flashing or flaunching rather than the tiles.
Capping with a vented cowl keeps rain out while still letting the flue breathe. Sealing a flue completely is what causes damp in the breast.
Related reading
More on costs & budgeting and the jobs that usually come with it.
- Roof repair cost by job: tiles, flashing, chimney, valley, ridge and feltCosts & budgeting
- Roof repair costs: what drives the price up or downCosts & budgeting
- Cost to replace slipped tiles or slatesCosts & budgeting
- Roof underlay: bitumen felt vs breathable membraneMaterials & systems
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