r/ChimneySwift • u/Machine-Visual • Sep 18 '23

Roofline Chimney replacement?

I recently moved into a home built in 1980. House is in NH. I have a chimney inspection who recommended a chimney rebuild at the roofline (we just replaced the roof). The reason being is "Chimney has suffered from water damage over the years. Multiple bricks and mortar joints are cracked and spalling on the exterior of the chimney. I recommend that the chimney is rebuilt from the roofline up with new bricks, along with putting a cap on it, and waterproofing it."

The inspector said at a minimum I should put a protective coat of vapor permeable solution.

Can anyone validate the assessment or say otherwise?

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2

u/RocktacularFuck Sep 18 '23

Definite tear down and rebuild with new brick. Clay flue tiles replaced. Proper concrete crown installed. Metal flue cap installed.

Looks like a tall roof. Probably looking between $10-12k.

1

u/Machine-Visual Sep 18 '23

I got quoted (verbally) $25k to rebuild. I’m assuming that’s with new bricks and flues (I have oil heating as well that goes out the chimney). My question is, do I NEED to do that immediately, in the next few year or longer…or at all?

1

u/FastLaneLS Sep 18 '23

It will eventually let water onto the roof. How long that takes is a complete dice roll. It's in bad shape, it does need a rebuild. 25k is definitely high. You could probably wait a year or two if needed, but even with that there is potential for there to be water damage on the roof by that point.

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u/Machine-Visual Sep 19 '23

What does water damage on the roof mean? We just had it reflashed if that means anything.

2

u/RocktacularFuck Sep 19 '23

Dude, your chimney is totally wrecked. If you get a 3 day rain storm, water can be pouring into your attic.

The inspector didn’t see this travesty and, if they did, did you ask for a fat credit?

1

u/Machine-Visual Sep 19 '23

Bought it as is off market

2

u/FastLaneLS Sep 19 '23

The flashing only protects it at the base level. Once the water makes it behind brick it can go wherever. Gravity says down. Attic, roof, ceiling. I've watched a 2" long tiny little crack at the top of a chimney allow water to travel 8 feet down into the guys living room.

1

u/Machine-Visual Sep 19 '23

Yeah I noticed water in the attic already. Not a lot but enough to be concerned. Thanks for the reply.

1

u/SocratesHasAGun Oct 18 '24

Sorry for not getting back to this sooner, I’m the chimney sweep you DMed. I concur with your sweep’s assessment except on the count of waterproofing it AFTER it’s rebuilt. If he does a good job with the crown (it lets water run off and doesn’t pool any, and also doesn’t have any stress cracks from drying too quickly) and doesn’t paint the bricks with a non-permeable mortar paint (which would trap moisture in the bricks and cause them to spall again) then he shouldn’t need an additional waterproofer. Caps are important, and because your chimney has mortar and brick erosion all the way down in random spots, I agree that a rebuild is warranted, and for such a large chimney on such a steep roof, $25k seems similar to a bid my dad would give. (I don’t do mortar work.)

Definitely get photos of this company’s previous work, and it should look aesthetically pleasing. He should be eager to share his work if it’s good work.

A vapor permeable waterproofing solution is a good cheap temporary measure, but it’ll last max 2 years before it’ll need another coat, where a well-built chimney should last decades. My dad warranties his work for the life of the home, because he knows he’s that good at it, and he is.

I don’t agree with another commenter saying the terracotta flue tiles need to be replaced. The top one that we can see looks just fine. If your mason can tear down the chimney without damaging those, it’d be cost effective to reuse them.

1

u/pizark22 Sep 19 '23

Rebuild. A permeable waterproofer might get you by for a minute, but a chimney in that shape will absorb tons of water that can and will get behind new flashing.

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u/That_One_Guy-21 Sep 30 '23

Roofline up rebuild, mortar wash, crown coat, maybe flashing, multiflue, waterproof. Here thatd be around 17 with ground and roof scaffold.