Chimney repair for homes in Lake Shore Village

A chimney with more than one flue

Some chimneys carry two or more flues, one for the fireplace and others for a second fireplace or an appliance. Under the Florida Building Code, masonry wythes separate adjacent flue linings, built into the chimney walls, with an exception for two flues venting a single appliance.

Each flue brings its own top detail, and the masonry between flues cannot be seen from the roof, so every flue is checked from its own top. A cap over one flue with its neighbor left open still lets rain into the chimney.

Every flue gets its own findings on the estimate. That makes it clear which flue a repair belongs to, what that flue serves and whether a problem in one affects the use of the other.

• A liner standing above the crown
• Its own caulked bond break at the crown
• A cap that covers the flue it is meant to protect
• The top of the wythe beside it, as far as it can be seen

Tile, metal and shingle roofs need different flashing details

Flashing has the same job on every roof. The Florida Building Code says flashing seals the roofing where it is interrupted and keeps moisture from entering the wall and roof at penetrations such as a chimney. How that job is done depends on what the roof is covered with.

The code has separate sections for asphalt shingles, clay and concrete tile and metal roofing, and each points to its own installation rules and manufacturer's instructions. A shingle roof takes step or L flashing worked into the courses. Tile and metal have profiles of their own, and a detail borrowed from a shingle job may not seal them.

Because the flashing ties into the roofing, some jobs need the roofer who installed or looks after that roof. The roof covering is identified before any flashing is priced, and the estimate spells out which work is ours and where a roofer has to be involved.

Chimney questions to ask when you buy a home

A chimney can look fine from the street and still need work. Before closing, ask the seller a few direct questions, and ask for receipts or past estimates rather than a verbal answer. Paperwork tells you what was done and when.

The general home inspection that comes with a purchase may only cover what can be seen from the ground and the firebox. If there is no history at all, treat the chimney as unknown rather than sound, and budget for what a closer look may find.

A chimney inspection before closing turns those unknowns into lines with prices. Our crew can look at the chimney you are buying and write an estimate you can use in negotiation or for planning. Start with the seller questions below.

• When the chimney was last swept and inspected
• Repairs to the crown, flashing, flue or firebox
• Whether the flue was relined, and for which appliance
• Any past leaks or stains around the chimney

10% off when you book within 72 hours

Book within 72 hours after your free inspection, and 10% comes off any service with our family-owned team. Ask for it when the estimate is written, and the offer is shown there so you can see it before you approve anything.

The offer goes furthest on the repairs that matter most. If the inspection turns up several problems, start with the ones that affect safety and water entry, such as loose masonry, failed flashing or a damaged flue. That way the savings land on the work that protects the rest of the chimney, and cosmetic items can follow later.

Every price on the estimate is upfront, with no hidden fees, and the discount comes off the work you approve. Homeowners in Lake Shore Village get the same free inspection and written estimate whether they use the offer or not.