Cracked flue liner or chimney crown repair cost

How much does it cost to repair a cracked flue liner?

It depends on whether the flue can be patched or needs a new liner: one repaired flue tile runs up to $200, and a new liner runs $625 to $7,000, per HomeAdvisor. Get a certified chimney sweep's written bid before your deadline, then ask the seller to fix it or credit that amount. The sweep's camera shows which job you're buying.

Key takeaways

• Book a Level 2 chimney inspection, which the Chimney Safety Institute of America (CSIA) recommends when a home is sold.
• Ask the sweep to price both the patch and a full reline.
• Cracked tiles can mean a past chimney fire, and a bigger repair.

What do the liner and crown repairs cost?

Match the row to the job your sweep writes down. The local rows are one company's prices in its own market.

Kept prices every line of an inspection report for $79, usually under 4 hours.

Brown Chimney prices a crown at $1 per square inch (length times width in inches) plus a base fee. The base is $500 for a repair and $1,500 for a rebuild. The 36 by 36 inch crown is 1,296 square inches, so a repair is $1,296 plus $500 ($1,796). Rebuilt, it comes to $2,796 ($1,296 plus $1,500). A hard-to-reach roof raises both.

Here's how the two findings add up, using the HomeAdvisor rows above plus the sweep's visit, which HomeAdvisor puts at $130 to $380. One tile, a crown repair and the visit come to as much as $930 ($200 + $350 + $380). A new liner, a new crown and the visit can reach $10,380 ($7,000 + $3,000 + $380).

Your sweep's written bid replaces all of these.

Is a cracked chimney liner dangerous?

It can be. The flue liner is the tile or metal lining inside the chimney. The International Association of Certified Home Inspectors (InterNACHI) says it prevents "the hot, toxic and corrosive combustion gasses from damaging the chimney structure or entering the living space." A crack is a gap in that barrier.

CSIA lists "cracked or collapsed flue tiles" among the signs that a chimney fire has already happened. In a masonry chimney fire, it says, "tiles crack and mortar is displaced, which provides a pathway for flames to reach the combustible wood frame of the house."

If a carbon monoxide alarm sounds, leave the house, then call 911 or your gas utility, then a licensed professional.

What happens if a chimney crown is cracked?

The crown is the concrete or mortar slab on top of the chimney that sheds rain away from the flue and the brick, as Brown Chimney, a chimney company, describes it. HomeAdvisor says water in crown cracks can damage the mortar, bricks and even the wood frame of the house. InterNACHI says mortar tops tend to crack, and in cold climates water freezes in the cracks and widens them until chunks of mortar break off.

If the report also says the chimney leans, that's a separate finding: see leaning chimney on an inspection report. The foundation and structure findings hub covers the rest of that section.

Can a cracked chimney liner or crown be repaired?

Yes, when the damage is limited, but a liner patch only buys time. HomeAdvisor says repairing a cracked liner is only a temporary solution and it will eventually need replacing, so have the sweep price the full reline next to the patch and weigh both. Both liner and crown come in tiers, and the damage picks the tier. For the liner after a chimney fire, CSIA says the fix can be a few flue tiles replaced, a new liner system, or a full chimney rebuild.

For the crown, InterNACHI recommends sealing cracks in mortar. Brown Chimney patches and seals hairline cracks on an otherwise solid crown. It rebuilds a crown with large cracks, missing chunks, no drip edge, or one lifting off the brick. Ask your sweep which tier your chimney is in.

Book a certified chimney sweep to make that call. The National Fire Protection Association's chimney standard, NFPA 211, defines three levels of inspection. CSIA's procedure for sweeps says a Level 2 "is also recommended when the property is being sold," and that a video scan of the chimney interior "is required during a Level Two inspection."

Book it as soon as the report comes back. Ask for the scope and the price in writing, with photos. For getting bids fast, see how to get repair estimates during the inspection period.

What do I ask the seller for?

Ask for the repair the sweep wrote up, or a credit for its full amount. A line might read:

Seller to reline the flue and repair the chimney crown per the attached bid, by a certified chimney sweep or masonry contractor, with paid invoice and photos before closing.

See what to ask for after a home inspection for where this sits in the rest of your list. The buyer repair request letter template has the wording around it.

What if the seller says no?

You have three moves before the deadline:

• Counter with a credit for the bid amount if the seller won't do the work.
• Take the house as is and budget the sweep's figure yourself.
• Cancel if your contingency allows and the sweep finds fire damage or a scope you won't take on. See when to walk away after a home inspection.

Your contract sets the exact dates and terms, so confirm them with your agent.

How long does a chimney liner or crown last?

InterNACHI's life expectancy chart lists flue tile at 40 to 120 years, and a chimney cap at 100+ years in concrete or 15 in mortar, the two materials a crown is made of. InterNACHI says mortar is probably the most common material on top of a chimney, and not a very durable one. The chart assumes regular maintenance and normal wear, so treat it as a guide, not a promise.

Will homeowners insurance cover a cracked flue liner?

Don't count on it. The Texas Department of Insurance lists wear and tear among the damages most policies don't cover, and says coverage varies by company. Fire and lightning sit on its list of damages most policies do cover. Put the repair in your request now, and ask your insurance agent what your policy covers before you close.

How do I know what the rest of my report is worth?

Get the sweep's bid on the chimney, then price the other lines so your request is one complete list.

If the chimney is one of many findings, upload your inspection report to Kept and send the seller one priced list with the sweep's bid on top.

Sources

• HomeAdvisor, What Do Chimney Repairs Cost?
• AAA Timberline, How Much Does It Cost to Repair a Chimney?
• Brown Chimney, Chimney Crown Repair and Rebuild Cost
• InterNACHI, Mastering Roof Inspections: Roof Penetrations, Part 2
• InterNACHI, Standard Estimated Life Expectancy Chart for Homes
• CSIA, Preventing Chimney Fires
• CSIA, Standard Operating Procedure: Level 2 Inspection, Masonry Fireplace
• Texas Department of Insurance, Home Insurance Guide