You will not find a price list on this page, and that is deliberate. What you will find is exactly which variables move your number, and the questions that let you judge whether a quote you have already been given is a fair one.
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A figure published before anyone has seen your chimney is wrong in both directions. It is too high for a straightforward job, and far too low for a chimney that has been leaking quietly into its framing for three years.
It is also how the bait-and-switch works in this trade: an attractive number gets someone through the door, and the figure is revised upward once they are on the roof. We would rather come out, establish what has actually failed, and put a number in writing that does not move.
So this page answers the question a different way, by telling you exactly what determines your figure, so that when you do get a quote, from us or from anyone else, you can tell whether it is reasonable.
Every chimney quote comes down to these. They are also, in order, what we are assessing when we come out.
The single biggest fork in the road, and most homeowners do not know which side they are on.
A cap is at one end of the scale and a structural rebuild at the other. Everything depends on getting this right.
The dominant variable, and the one homeowners control. Florida humidity means nothing dries out between rain events.
A single-story chimney on a shallow shingle roof and a two-story stack on a steep tile roof are not the same job.
Two quotes for "a new chase cover" can describe quite different objects.
The honest unknown. Nobody can price this from the ground, and any quote that pretends otherwise is guessing.
Search for chimney repair costs and you will find plenty of figures. Almost all of them come from a housing stock that looks nothing like Florida's.
Those guides price wood-burning masonry chimneys in cold climates, where the failures are creosote buildup and freeze-thaw damage, water getting into masonry, freezing, and breaking the face off.
Very few Florida homes burn wood regularly. A large share of the chimneys here are factory-built chases, gas units, or purely decorative. And freeze-thaw barely happens in this state. What damages chimneys here is water that never dries out at this humidity, salt crystallising inside brick and mortar near the coast, wind-driven rain forced sideways into the structure between June and November, and UV destroying every sealant faster than it should.
Different building, different failure, different work. A figure calculated for a masonry stack in a cold state is not pricing your chimney.
Where, when, and in what weather. A leak that only appears in storms points somewhere different from one that appears in every shower.
Top, flue, roof line, masonry face and firebox, not just the part that prompted the call. Chimneys left long enough to leak usually have more than one thing contributing.
Including when the honest answer is that a smaller job is enough, or that repairing now means part-paying for a rebuild you will still need.
What is being done, what materials and grade, and, just as important, what is not included and why.
Not before it. And it does not move unless something is found that nobody could have seen from outside, in which case we tell you before proceeding.
Compare scope, not totals. These questions apply to us as much as to anyone else you call, and a contractor who cannot answer them has not specified the job.
Each service page sets out the specific variables for that piece of work, and says plainly when the answer is that you do not need it.
There is no honest single figure, and anyone giving you one over the phone is guessing. "Chimney repair" covers about a dozen different jobs, a cap, a crown, flashing, a chase cover, repointing, a liner, a partial rebuild, and they are not remotely comparable in scope. What determines your number is which component has actually failed, how long it has been failing, the size and height of the chimney, roof access, and what is found once the work is opened up. We look at yours and put the figure in writing before anything starts.
Because a price list would be a number invented before seeing your chimney, and it would be wrong in both directions, too high for a simple job, too low for a chimney that has been leaking for three years into its framing. Publishing a figure that we then revise upward on site is a bait-and-switch, and it is exactly the pattern we tell homeowners to watch for. A free written estimate after an assessment is the only figure that means anything.
Most national cost guides draw their figures from housing stock that is nothing like Florida’s. They price wood-burning masonry chimneys in cold climates, where the failures are creosote and freeze-thaw damage. A large share of Florida chimneys are factory-built chases, gas or purely decorative, and they fail from water intrusion, salt-air corrosion and wind-driven rain instead. Those guides are pricing a different job on a different building, so their numbers do not transfer.
It depends on which NFPA 211 level the situation calls for. A Level 1 is the routine annual check of readily accessible areas. A Level 2 adds accessible attics and crawl spaces plus a camera survey of the flue interior, and it is required when the appliance, fuel or flue changes, after an event that may have caused damage, and on sale or transfer of the property, so it is more work. The number of flues and roof access also matter. We tell you which level you need before booking rather than after.
The variables are flue height, the number of flues, how heavy the deposits are, access, and the liner type, which determines the method and the care required. Two things are priced separately because they are separate work: removing an animal nest, and removing glazed third-degree creosote, which will not brush off and needs chemical or mechanical treatment. Be wary of a quote far below what everyone else is quoting, that pattern usually ends in a sales visit rather than a sweep.
Rebuild height is the dominant variable, which is why the assessment matters so much: a partial rebuild down to a sound course, usually below the roof line, costs a fraction of a full rebuild from the foundation. Beyond that it is whether the firebox and smoke chamber are included, whether brick has to be matched or salvaged, access and staging, and permitting. When comparing quotes, compare the rebuild height and what is included, crown, flashing, cap, liner, rather than the bottom-line number.
Liner is priced by the foot, so chimney height drives it more than anything else. Then it is the grade and type, aluminium, 304, 316Ti and cast-in-place are genuinely different products, the diameter, whether insulation is included, the number of offsets in the flue, and whether the old liner has to be broken out or can be left in place. That last one is the biggest single swing between two otherwise similar quotes. It needs a camera survey and a height measurement before any figure is real.
Yes and no, in that order. Estimates are free and there is no obligation. We come out, look at the chimney, establish which component has actually failed, and give you a written scope stating what we would do, what we would use, and what we are not including. You are free to take that scope and compare it against anyone else, in fact the questions further up this page are written to help you do exactly that.
Compare scope, not totals. A quote should name the component being repaired and how that was determined, the materials and their grade, whether the water source above is included, and what is explicitly excluded. Two quotes that differ by a wide margin usually differ in what they cover, one includes the crown and the flashing, the other replaces a cover and leaves the leak running. A cheaper number for less work is not cheaper.
Because some things genuinely cannot be seen until the work is opened up, rotten framing behind cladding, decayed masonry behind a face that looked sound, a cracked liner under a rusted cover. An honest estimate says which of these it has checked and which it has not, so a change is explained rather than a surprise. A quote that promises certainty about what is behind the wall is promising something nobody can know.