Expert: Bart Ogden - 10/17/2008

Question
QUESTION: I am confused!  Several different contractors, masons, chimney people have given me conflicting
information on whether we should repair or rebuild our LARGE, 96" x 32"  fireplace.  Prices range from
$650. for repair to $8,675. for rebuild,by a CSIA certified contractor, who did a Level 1/ sort of Level 2
inspection.   From a "simple" remove stucco from chimney, apply bonding primer and apply new stucco
to complete tear down, and reline with stainless steel liner for proper venting, safety.  Currently, fire
box opening is very large, flue is 13 x 13, or actually 11 x 11 inside, undersized and inefficient. Am
told it is hazardous. Smoke chamber is build wrong also, as smoke is "choked" as it rises due to
obstruction inside flue. There is some degrading of the clay liner.   The concrete cap is in perfect
condition.  

Exterior of chimney is crumbling due to skim coat applied over crumbling brick by previous owner, at
least 11 years ago, or longer.  There was no wire lathe to hold it on.  The house is circa 1950, and the
fireplace was converted to gas by previous owner.  We do use it in the winter, and only have a wire
screen over the opening.

If it has been okay for 50  years, is it really dangerous?  Is it necessary to knock down, rebuild and
reline?  I realize that the crumbling brick on the chimney is not a good substrate from which to repair
with wire and fresh stucco, but we really don't want to spend $8600. to completely rebuild.  We live in
an "expensive real estate" area, but are empty nesters, and do not plan to be in this house for more
than another 5 to 7 years.  Resale value is important, so a band-aid is not our choice. Is there someone
I can have look at it, who is an expert, and has no ulterior motive or monetary gain?  It is now leaking
into the house when it rains due to everyone taking a chunk off here and there!!  HELP!!   I do have
pictures, and additional information if that helps.  I live in Chicago. THANKS FOR YOUR INFORMATION!  
Jan

ANSWER: Hi Jan,

The $8,675 repair proposal sounds very likely as if it would be the way to go since it's been properly evaluated with a Level 2 Inspection.  It also seems like a reasonable price for that type of repair.

You're in a position of fix it now or fix it later.  I guarantee that it will cost you more to fix it later when you decide to sell.

Thanks for using AllExperts.Com and good luck with your project.

Sincerely,
A . Bart Ogden, President
Home Safe Hearth & Chimney, Inc.
Wichita, KS
Voice  316-265-9828
Fax  316-265-9890
www.HomeSafeKS.com

CSIA Certified Chimney Sweep #2653
CSIA Certified Dryer Exhaust Technician #10
NFI Certified Wood Specialist
NFI Certified Gas Specialist
NFI Certified Pellet Specialist
NFI Master Hearth Professional
NCSG Technical Advisory Council Member


---------- FOLLOW-UP ----------

QUESTION: Could you please respond to the other questions:   Does it sound hazardous,
after 50 years of operating just fine?  Is it necessary to knock down, rebuild and
reline, or could it be repaired on the outside, crumbling brick.  Is there an
expert I can consult who can give advise, independent of a price quote? Thanks,
Jan

Answer
Hi Jan,

Things don't last forever.

If a level 2 inspection revealed cracked flue tiles or voids between flue tiles, then the flue is unfit for further use.

Crumbling brick that was skim coated was an inappropriate course of repair when it was previously completed.  Crumbling brick should be addressed as it will only lead to futher deterioration and possible water penetration into the living space.  If there is enough crumbling brick, it's more cost-effective to tear down and rebuild rather than cut out and replace individual sections of brick.

You can certainly hire another CSIA Certified Chimney Sweep to perform an inspection and evaluation.  A CSIA Certified Chimney Sweep should be qualified to video scan the interior of the flue and recommend an appropriate course of repair.

You can reference bia.org, csia.org, or NFPA 211 for further information on these issues.

Thanks for using AllExperts.Com and good luck with your project.

Sincerely,
A . Bart Ogden, President
Home Safe Hearth & Chimney, Inc.
Wichita, KS
Voice  316-265-9828
Fax  316-265-9890
www.HomeSafeKS.com

CSIA Certified Chimney Sweep #2653
CSIA Certified Dryer Exhaust Technician #10
NFI Certified Wood Specialist
NFI Certified Gas Specialist
NFI Certified Pellet Specialist
NFI Master Hearth Professional
NCSG Technical Advisory Council Member