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Chimney Leak Repair in Seattle
Water in the firebox or a stain by the chimney? We find where it gets in before we fix anything. Free quote, free second opinion, price match plus 10-25% off.
- Free 2nd-opinion quotes
- Price match + 10–25% discount
- Same-day service often available
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A chimney leak is a symptom, not a diagnosis. Water gets into a chimney through at least six paths: a cracked crown, a missing or rusted cap, a rusted chase cover, failed flashing, porous brick and mortar, and condensation from the flue itself. Each has a different fix. The most common mistake we see is a new cap sold for a leak that was really the crown, or flashing resealed when the water was coming through the brick above it. We find the entry point first, then fix that.
This page is for homeowners in Seattle, Tacoma, Everett and the Puget Sound who know water is getting in but not where. If you already know it is the flashing, crown or chase cover, the pages linked below go deeper. If not, start here: free visit, free quote, and a free second opinion if someone has already quoted you.
Seattle's median home was built in 1976 and Tacoma's in 1967, so many chimneys carry an original crown, original flashing and decades of rain. Finding the real leak is the difference between one repair and a series of them.
Symptoms
Signs you need chimney leak repair
- Water pooling in the firebox or dripping from the damper after rain
- Brown stain on the ceiling or wall beside the chimney that grows during the wet season
- White crusty efflorescence on the brick inside or outside
- Rust streaks down the siding of a framed chimney or down the face of the brick
- Spalling brick faces or crumbling mortar near the top of the chimney
- Damp firebox walls even when it has not rained for a day or two
Common causes
- Cracked or undersized crown letting water soak down between the flue tile and the brick
- Missing, rusted or wrong-size cap leaving the flue open to rain
- Rusted-through chase cover on a prefab chimney, usually with rust streaks as the tell
- Flashing seal failure or rusted flashing at the roofline
- Porous brick and eroded mortar joints absorbing water through the chimney face
- Condensation inside an oversized or unlined flue, which looks like a leak but is not rain
How It Works
Our chimney leak repair process
We start by matching the symptom to the path. Water in the firebox usually means the crown, cap or chase cover. A stain beside the chimney at the ceiling usually means flashing. Efflorescence and spalling point to brick and mortar. A damp flue with no rain points to condensation. Then we look at the top of the chimney, the flashing, the masonry and the inside of the flue, and check the attic when there is access. You get one written picture of every entry point and a free quote for fixing them in order of importance.
Map the symptom
We ask where the water shows up, when, and how long after rain, because each entry point leaves a different signature.
Check the top
Crown, cap and chase cover are inspected first, since they are the most common leak sources and the fastest to rule in or out.
Check the roofline and masonry
Flashing, mortar joints, spalled brick and the flue itself are checked, including for condensation that mimics a leak.
Fix in the right order
We repair the entry points that are actually leaking, from the top down, and leave the sound ones alone.
Water-test and follow up
Where possible we run water on the repair to confirm it is dry, and if the next storm proves us wrong, we come back at no charge.
Options
Repair and service options
Because a leak can come from more than one place, the repair is usually one or two of the following, not all of them.
- Crown: a cracked but sound crown gets a flexible sealant coat (crown repair); a broken, flat or undersized crown gets re-poured (crown rebuild, starting at $299).
- Cap: a missing or rusted cap is replaced with stainless (cap replacement).
- Chase cover: a rusted lid on a framed chimney is replaced with stainless or aluminum (chase cover replacement, starting at $299).
- Flashing: sound metal is resealed and re-bedded (flashing repair); rusted or lifted metal is replaced (flashing replacement).
- Brick and mortar: open joints are repointed and spalled brick replaced, then the masonry can be treated with a breathable water repellent so it sheds rain without trapping moisture.
- Condensation: if the flue is the problem, the fix is inside the chimney, and an inspection comes first.
Pricing
What affects the price
- How many entry points are leaking
- Which repair each one needs: seal, rebuild, replace or repoint
- Masonry vs framed prefab chimney, which changes the parts involved
- Chimney height, roof pitch and access
- Existing water damage to brick, mortar, the firebox or surrounding drywall
Every chimney is different, so you get a written quote after we look at the system. Ask about our price match and free second-opinion quote.
Safety & Seattle Conditions
Safety considerations
Do not go on the roof to look for the leak. The most useful clues are inside anyway: where the water shows up, when, and what it looks like. Note those and call us. If water is reaching electrical outlets or a gas fireplace, keep the fireplace off and tell us when you call so we prioritize the visit.
Seattle & Puget Sound conditions
Chimney leaks in the Puget Sound are a wet-season problem. Sea-Tac's normal annual rainfall is 40.34 inches, and about 73% of it falls from October through March. November is the wettest month at 6.31 inches; July is the driest at 0.60. That is why a chimney that was dry all summer starts dripping in the first week of steady fall rain, and why a summer patch can look like it worked until November.
Sea-Tac winter lows average around 37F, with about 60 days a year touching freezing but only about 4 staying frozen all day, so saturated brick freezes and thaws again and again, which the Brick Industry Association describes as the cause of cracking and spalling in wet masonry. Stopping the water stops that damage.
Our Work
Chimney Leak Repair in action
Find the leak, fix the leak
Free quote and free second opinion on any chimney leak in Seattle, Tacoma or Everett. Price match plus 10-25% off. Call 206-453-2045.
☎ 206-453-2045 Request a QuoteQuestions
Chimney Leak Repair FAQ
Water is dripping into my fireplace. Is it the cap?
Maybe, but not automatically. Water in the firebox can come from a missing cap, a cracked crown, a rusted chase cover, or condensation in the flue. A new cap on a cracked crown will not stop the drip. We check all of the top-of-chimney sources on the same visit and quote what is actually leaking, free.
How do you find where a chimney leak is coming from?
We match the symptom to the entry point. Firebox water points to the top of the chimney; a ceiling stain beside the chimney points to flashing; efflorescence and spalling point to brick and mortar; a damp flue with no rain points to condensation. Then we inspect each of those areas directly and, when the attic is accessible, trace the water from inside.
Why does my chimney only leak in the fall and winter?
Because that is when it rains. About 73% of Seattle's yearly rain falls between October and March, and November averages 6.31 inches against 0.60 in July. A small crack that never sees enough water in summer gets days of steady rain in the fall. It also means a summer repair needs a real water test, not just a dry afternoon.
Can a chimney leak without rain?
Yes. Condensation inside a flue that is too large for the appliance, or an unlined flue in an older Tacoma or Seattle home, can wet the chimney walls and look exactly like a rain leak. It shows up as damp brick or a wet firebox during cold snaps. The fix is inside the chimney, so we rule it out before recommending any top-side repair.
How soon can you come out for an active leak?
Same-day service is often available in Seattle, Renton, Tacoma and Everett for active leaks. If we cannot do the full repair that day, we can usually stop the water with a temporary measure and schedule the proper fix for the next dry window. Call 206-453-2045.
What if the leak comes back after the repair?
Then we come back. If you're not happy, we're not done, and we redo the work at no charge. We water-test where we can before leaving, but the Puget Sound wet season is the real test, and we stand behind the repair through it.
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