Does a chimney need a liner? Liner cost for buyers

Do I really need a new chimney liner?

If the report says your chimney is unlined, treat it as needing a liner. Home inspectors are trained to report an unlined flue as a defect, according to the International Association of Certified Home Inspectors (InterNACHI). Don't light a fire in it until a certified chimney sweep has looked. Get the sweep's written bid before your deadline, then ask the seller to install a liner or credit that bid.

Key takeaways

• Ask the sweep for a Level 2 inspection, which includes a video scan of the flue.
• A stainless steel liner for a wood fire needs insulation. One for gas or oil doesn't.
• For a wood fireplace, budget $2,550 to $5,400 before the sweep's bid comes in.

What does "unlined chimney" mean on my report?

The flue is the passage inside the chimney that carries smoke and gases out. It is usually lined with tile or metal. An unlined chimney has no lining between the gases and the brick. InterNACHI tells inspectors to report flues that are unlined, or not lined all the way to the top.

For the other heating lines on your report, see the heating and cooling findings hub.

Is it safe to use a chimney without a liner?

InterNACHI says the liner "prevents the hot, toxic and corrosive combustion gasses from damaging the chimney structure or entering the living space."

Fire is the second risk. The Chimney Safety Institute of America (CSIA) calls creosote, the residue wood smoke leaves in a flue, "highly combustible." It says a chimney fire in a masonry chimney, unlined or tile lined, burns at around 2000°F. At that heat it can "melt mortar, crack tiles, cause liners to collapse and damage the outer masonry material."

If a carbon monoxide alarm sounds, leave the house, then call 911 or your gas utility, then a licensed professional. If the report also flags the cap, damper or creosote, see chimney cap, damper and creosote on an inspection report.

How do I know if my chimney needs a liner?

A certified chimney sweep tells you, after a Level 2 inspection. The National Fire Protection Association's chimney standard, NFPA 211, defines three inspection levels. CSIA's procedure for sweeps recommends a Level 2 "when the property is being sold" and when you plan to line the chimney. A video scan of the chimney interior is required at that level.

The sweep also sizes the job. CSIA's procedure says a liner must be the right material for what it vents and properly sized. So tell the sweep what burns there: wood, gas logs, or a furnace or water heater vented into the chimney. If you plan to add a gas insert or switch fuels, CSIA says that change requires a Level II inspection too.

Book the sweep the day the report comes back. Ask for the scope and the price in writing, with photos. How to get repair estimates during the inspection period covers getting it done fast.

How much does it cost to line a chimney?

Price depends on the liner material, the chimney's condition, labor and permits. These are national cost-guide figures.

Kept prices every line of an inspection report for $79, usually under 4 hours, and marks the ones that need a professional quote.

Stainless steel is the most popular liner. Fixr says most professional companies recommend it because it works with any appliance. CSIA says stainless liners for wood-burning appliances need insulation, while gas and oil liners don't need it to meet manufacturer requirements.

Here's a wood fireplace, using the table. The inspection, a stainless liner, insulation and a permit add up to $2,550 at the low end ($400 + $1,800 + $300 + $50). At the top they reach $5,400 ($400 + $4,000 + $800 + $200).

That leaves out repairs. Fixr notes a poorly maintained chimney can need a rebuild before it takes a liner. The sweep's written bid covers both and replaces all of these.

What do I ask the seller for?

Ask for the liner the sweep wrote up, or a credit for the full bid. A line might read:

Seller to install a properly sized chimney liner, of the material and insulation the attached bid specifies, by a certified chimney sweep, with permit, paid invoice and photos before closing.

Attach the bid. Chimney sweeps and chimney service companies usually install liners, per Fixr. The work itself is short: Bob Vila puts most installs at 2 to 4 hours, closer to 8 for cast-in-place or a steep roof. Ask the sweep for an install date that lands before closing.

What to ask for after a home inspection shows 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, budget the bid yourself, and leave the fireplace unused until it's lined. If a furnace or water heater vents into this chimney, have the sweep check that venting before you move in.
• Cancel if your contingency allows and the sweep finds fire damage or a bigger scope. See when to walk away after a home inspection.

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

Do all chimneys need to be lined?

The building code your town has adopted decides that for your address. Your local building department or a certified sweep can tell you what applies. Whatever the code says, CSIA follows NFPA 211, which calls for an inspection at least once a year, lined or not.

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

Price every other line too, so the seller gets one complete list with a number on each.

If the chimney is one of many findings, upload your inspection report to Kept and spend your remaining days on the sweep's bid.

Sources

• InterNACHI, Mastering Roof Inspections: Roof Penetrations, Part 2
• CSIA, Preventing Chimney Fires
• CSIA, Standard Operating Procedure: Level 2 Inspection, Masonry Fireplace
• CSIA, Homeowner Resources
• CSIA, Industry Standard for Inspections Developed to Aid Homeowners
• Fixr, Chimney Liner Installation Cost
• Bob Vila, Chimney Liner Cost
• HomeAdvisor, What Do Chimney Repairs Cost?