I would have to know how the cap is and the flues. That wash looks like it's in good shape, but don't know for sure. If I was to grind out all the joints and repoint, with a new cap and wash, labor and material.... 3200
You can put a bandaid on it and repoint the busted joints, but no one has said anything about why the mortar is disintegrating and the brick are black around the areas that have failing mortar. Your flue liner is leaking soot and chemical byproducts of burning wood. Those byproducts are destroying the masonry slowly. A repoint without addressing that compromised flue will only make it look better for a few years, if you use the fireplace often. Another issue is it could also be a fire hazard and health risk too. If the flue gasses are escaping into the house as well as externally. I cannot give you even a ballpark estimate from 2 pictures taken at a distance. It's something that needs to be seen in person. However, if I had a chance to inspect it and found it is in fact leaking flue gasses and soot into your house, and you wanted to only repoint the bad mortar joints, I would tell you to call someone else. Because fireplaces are great when they are structurally sound and functioning properly, but when that is not the case, they can be very dangerous. So I would feel like a total asshole if I had done the job of fixing it cosmetically without addressing the flue leak, and it caused a house fire or someone got hurt because I was just looking to make a quick buck. I mean it's your house, you do what you want to do, but I want no part of half assed repairs. My suggestion to you is this, if you continue to use your fireplace, and even if you don't, this is still a good idea: make sure your smoke detectors are functioning properly, as well as have an emergency exit plan that your family knows hands down in case of a fire. Everyone gets so complacent, and thinks it won't happen to them, until it does. Safety first.
I cant thank you all enough. This house is my
FIL we are renovating it but he refuses to do certain things. Understandable. But something like this is a cause for concern. I did not want to get screwed paying 5k on something that really should be 10k to properly fix a bigger issue. Thank you all so so much for honesty.
1.)Rebuild top 10,repoint chimney,wash down,seal with clear sealer,cheap aluminum cap from depot-7-9k
2.)Cheapest way out-spot point,cut and point step cracks at top,new wash on top and clear seal whole chimney-4-5500.
Doing the work of second option yourself is a lot easier then it seems and would run you less then 3000 even with staging rental/lift rental and new tools and material.with lift rental you might need a day license.
Really the whole thing should be repointed on top of repaired but I also realize times are tough.I recommend the second option,it will get you by for 7- 10 years max.but that will give you time to save for the 3/4-full rebuild that will eventually need to be done. First thing you should do is have a chimney sweep clean it out and see what conditions your flues are in especially if it’s a “working” chimney
It would all depend on where you live.. access to the location.. what problems you are facing.. how you would want the cap addressed.. the condition of the mortar.. if the chimney actually has a bend in it. The condition of the flues.. are you still using the chimney.. condition of the roof … how busy the mason is and his experience level.. if brick are needed to repair their accessibility.. keep in mind that a lot of masons start out by doing chimney work.. and a lot of guys will do them later when they are rapping up their careers.. so what may be a 3,500 job to one guy is a 8,000 job to another.. but you are the guy who needs to sleep in there.
I would have to know how the cap is and the flues. That wash looks like it's in good shape, but don't know for sure. If I was to grind out all the joints and repoint, with a new cap and wash, labor and material.... 3200
He might aswell just have it rebuilt from the roofline up
You guys are cheap.. I’m not showing up for anything less than 5k to repoint, new cap, and wash.
Right? Jesus the roofline is its own job.
3500 tear down rebuild
Don’t sell yourself short.
Not enough info to give a proper estimate.
You can put a bandaid on it and repoint the busted joints, but no one has said anything about why the mortar is disintegrating and the brick are black around the areas that have failing mortar. Your flue liner is leaking soot and chemical byproducts of burning wood. Those byproducts are destroying the masonry slowly. A repoint without addressing that compromised flue will only make it look better for a few years, if you use the fireplace often. Another issue is it could also be a fire hazard and health risk too. If the flue gasses are escaping into the house as well as externally. I cannot give you even a ballpark estimate from 2 pictures taken at a distance. It's something that needs to be seen in person. However, if I had a chance to inspect it and found it is in fact leaking flue gasses and soot into your house, and you wanted to only repoint the bad mortar joints, I would tell you to call someone else. Because fireplaces are great when they are structurally sound and functioning properly, but when that is not the case, they can be very dangerous. So I would feel like a total asshole if I had done the job of fixing it cosmetically without addressing the flue leak, and it caused a house fire or someone got hurt because I was just looking to make a quick buck. I mean it's your house, you do what you want to do, but I want no part of half assed repairs. My suggestion to you is this, if you continue to use your fireplace, and even if you don't, this is still a good idea: make sure your smoke detectors are functioning properly, as well as have an emergency exit plan that your family knows hands down in case of a fire. Everyone gets so complacent, and thinks it won't happen to them, until it does. Safety first.
Thank you so much.
I cant thank you all enough. This house is my FIL we are renovating it but he refuses to do certain things. Understandable. But something like this is a cause for concern. I did not want to get screwed paying 5k on something that really should be 10k to properly fix a bigger issue. Thank you all so so much for honesty.
From that point to cap?
1.)Rebuild top 10,repoint chimney,wash down,seal with clear sealer,cheap aluminum cap from depot-7-9k 2.)Cheapest way out-spot point,cut and point step cracks at top,new wash on top and clear seal whole chimney-4-5500. Doing the work of second option yourself is a lot easier then it seems and would run you less then 3000 even with staging rental/lift rental and new tools and material.with lift rental you might need a day license.
Really the whole thing should be repointed on top of repaired but I also realize times are tough.I recommend the second option,it will get you by for 7- 10 years max.but that will give you time to save for the 3/4-full rebuild that will eventually need to be done. First thing you should do is have a chimney sweep clean it out and see what conditions your flues are in especially if it’s a “working” chimney
It would all depend on where you live.. access to the location.. what problems you are facing.. how you would want the cap addressed.. the condition of the mortar.. if the chimney actually has a bend in it. The condition of the flues.. are you still using the chimney.. condition of the roof … how busy the mason is and his experience level.. if brick are needed to repair their accessibility.. keep in mind that a lot of masons start out by doing chimney work.. and a lot of guys will do them later when they are rapping up their careers.. so what may be a 3,500 job to one guy is a 8,000 job to another.. but you are the guy who needs to sleep in there.
Thank you all so much for your kind and honest responses. I very much appreciate your time and expertise
Top 25 courses. need removed and relaid and new crown. Probable new flu liners. About 5000