The Cost of Chimney Repair in Chicago: What to Expect
How much does chimney repair cost in Chicago?
The cost to repair a chimney in Chicago is an important factor to be aware of when looking to hire a masonry contractor. Chimney restoration and maintenance is an important part of owning a building. While chimney repair in Chicago depends on various factors, it will typically range from $200 to over $20,000. Small cracks and simple repairs will be on the lower end, while chimney rebuilds and replacements will be towards the higher end of the price range. To understand this broad price range, we have detailed out a list of factors that affect the price of work performed on a chimney.
Factors Affecting Chimney Repair Costs in Chicago
Amount of Damage and Repairs that are Required
By far the most important factor that determines the price for restoring a chimney in Chicago is how damaged the chimney is. A severely deteriorated chimney that is crumbling may need to be fully rebuilt, while other chimneys may only have a small crack that needs to be sealed. As you can expect, to solve these two different problems will result in a much different price. The following services may need to be done for a chimney repair job, all of which result in a different price for the overall job:
Chimney crown installation and repair
Chimney cap replacement
Chimney flue liner installation
Sealant and flashing application
Chimney tuckpointing
Chimney rebuild
Type of Chimney
The type and size of the chimney is another factor that affects the price. While this is a subfactor of the level of deterioration a chimney has, it still affects the amount of work that will need to be performed. For example, is it a large chimney on an industrial or commercial building? Or is it a small residential chimney on a single-family home? Is the chimney made of brick or does it include stone? All of these aspects of a chimney will influence the amount of repair that is necessary and thus the cost of the repair.
Accessibility of the Chimney
The accessibility of the chimney also plays a role in the price of the repair because the harder a chimney is to reach and work on, the more equipment and time will have to be required to do the job. Certain chimneys are easily accessible on the center of a flat roof, while others require a scaffolding set up or a lift to reach certain sides and thus make them more costly to repair.
Materials and Labor
As contractors, we are dependent on the materials that we need for the job. We always properly do the job with high quality materials that will last a long time. The price of the job is thus dependent on the amount and which type of materials we will need to use. However, due to inflation and other factors, the prices of these materials increase over time and change the overall cost of the project. Additionally, while many materials will be the same for various projects, there are also different materials that are required for different chimneys. For example, one chimney may have a decorative stone that is used compared to a standard brick chimney.
Labor costs are of course also factored into the cost of a repair job. Workers in Chicago require certain rates compared to other cities, and depending on the amount of hours required to do the job, it can drastically affect the price.
Permit Fees
Depending on the amount of work and the location of the jobsite, permits may be necessary to obtain. These permits are out of our control and are an additional cost that is factored into the final price so that we can safely and properly work on the chimney to restore it.
Common Chimney Repairs and Their Costs
Tuckpointing
Tuckpointing involves replacing the mortar between bricks to maintain the chimney's structural integrity. This repair is crucial for older chimneys with deteriorating mortar. The cost of tuckpointing in Chicago typically ranges from $500 to $2,500 and more, depending on the chimney's size and the extent of the work needed, in addition to the other factors listed above.
Chimney Cap Installation
Installing a chimney cap prevents debris, animals, and water from entering your chimney. It's a relatively simple and cost-effective repair, with installation costs ranging from $150 to $500.
Flue Liner Replacement
A flue liner protects your chimney walls from heat and corrosion. Replacing a damaged flue liner is essential for safety and efficiency. The cost of flue liner replacement in Chicago can range from $2,500 to $7,000, depending on the liner type and chimney size.
Chimney Rebuilding
If a chimney is severely damaged and a simple repair is not enough, our masonry contractors will have to do a partial demolition and rebuild of the chimney or even a full chimney replacement. Due to the scale of this type of project, it can range from $5,000 to $35,000 and more depending on if there is other masonry work involved.
More often, if a chimney needs one of these repairs, the other parts of the chimney are likely due for repair as well due to similar deterioration. Thus, these prices are general guidelines and vary from building to building.
Finding a Reputable Chimney Repair Contractor in Chicago
As always, it is important to find a trustworthy masonry contractor for your chimney repair needs. A good contractor will walk you through the problem and the process of fixing it so that it stays in good shape for a long time. At Krisbud Construction, we always work with the client to find the best solution for them and their building with our expert masonry experience. We also offer various payment methods, financing, and more so that the client can rest assured that their building is in great condition without having to stress about their finances.
Conclusion
Overall, the cost to repair a chimney in Chicago ranges significantly based on a variety of factors such as level of deterioration, cost of materials, accessibility to the chimney, and the type of work that will be required. As masonry contractors, we professionally inspect your chimney and other masonry structures on your building to determine the problem and the work that will be required to fix it.
It is important to note that while certain chimney repairs may be costly, as homeowners and property managers, it is much more cost effective to repair the problem now, in order to prevent the problem from worsening and resulting in a much more expensive repair in the future. Ignoring problems with your chimney now can lead to safety risks, structural damage to your home, and even worse energy efficiency. On top of that, there will be peace of mind that the chimney is properly restored and that there are no safety or functionality issues anymore.
For a professional chimney inspection and free estimate, contact us today to take the first step towards restoring your buildings chimney in Chicago and surrounding suburbs.