Expert: Bart Ogden - 4/14/2006

Question
I recently put my house up for sale. The buyer hired a certified chimney inspector to inspect my chimney.   Afterwards, the inspector told me that, as a whole, the chimney was in very good condition, but that there was one tile inside the chimney that was cracked.  He said that it would not cost much to fix.  The next day, I got a message from the buyer of the house.  She said that she had talked to  man who does masonery work (who does not do tile repair work), who claimed that it would cost $2000 to fix the craked tile. This is because, first, all the tiles inside the chimney would have to be broken  and cleaned out of the chimney. Then a steel sleeve (or liner?) would have to be put in. He also  recommended  a chimney repair service that could do the job. I was just baffled.  Since this masonary person does not do this kind of work, how can he give an estimate? Also, is it necessary to remove all the tiles from the inside of the chimney and put in a steel sleeve the only way to repair a cracked tile?  It sounds to me like the buyer is trying to get more money out of me. What is the normal way to fix one broken tile? Before I talk to a masonary service myself, I would like to know my options. Since the chimney inspector told me it wouldn't cost much to fix one broken chimney tile, there must be an easier way. If this tile isn't fixed, what will happen? I just had the outside of my chimney serviced two days ago. They fixed the mortar, sealed the chimney, re-did the flashing, put the cap on, etc. Could you tell me how this type of problem is usually handled? Thank you.

                                                               Weisu Nugent  

Answer
Dear Weisu,

If the inspector was a CSIA Certified Chimney Sweep (you can check this at www.csia.org) and he or she found a cracked (read this as broken) tile, the system will need reppair before further use.  

If the tile is right at the top or maybe the second tile from the top, it is typically possible to replace those one or two tiles.  Anything past that typically calls for a removal of the existing tile lining system.  

Most repairs are made today with stainless steel replacement systems that are either blanket-wrapped with insulation or a pour-in insulation is used around them.  This is completed after the tiles are removed using a special tool available to the trade.

A flue tile can NOT be repaired, it MUST be replaced and set in a calcium-aluminate based mortar when installed.

The figure of $2000 is very realistic and actually sounds low for an open fireplace reline.  Keep in mind that I haven't seen the system or the particulars.

I would ask to meet with the people proposing the work and have them do a presentation on what their company can do for the problem that is in this chimney system.

Be aware that there are unscrupulous people out there that will say they are "certified" and are not.  The only national certification that counts regarding this type of work and repair is a "CSIA Certified Chimney Sweep" Credential.  Each individual who carries that credential has their own badge with photo id and expiration date.  No "Company" is certified, only individuals.  You can confirm current certifications at www.csia.org.  (If you are in Canada, a WETT Certification will suffice.)

Finally, I would make CERTAIN that the flue was video-scanned.  If it was video-scanned, ask for pictures or documentation of the problems in this chimney.  Any reputable firm will have the capabilities to provide this for you.

Good luck with your project and thanks for using AllExperts.Com!

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