Chimney Rebuilding and Restoration

What a rebuild means

A chimney rebuild replaces masonry rather than patching it. There are two broad kinds:

• Partial rebuild. The chimney is taken down to the point where the masonry is sound, often a few courses above or at the roofline, and rebuilt from there with a new crown.
• Full rebuild. The whole stack is replaced, sometimes down to the foundation. This is far less common and is usually tied to structural problems.

Restoration is the broader word for bringing a chimney back to working order, which can include a rebuild along with flue, crown and flashing work.

When a rebuild comes into the conversation

• Loose or missing brick near the top, or bricks that move by hand
• Spalling across many bricks on several faces rather than a few
• Mortar joints that have failed so deeply the brick is no longer held in place
• A visible lean, a bend in the stack, or a gap opening between the chimney and the house
• Repeated repairs that haven't stopped the damage

These are reasons to have the chimney looked at soon. They aren't a diagnosis. A leaning chimney, for example, can come from the foundation, from deterioration above the roof, or from both. Our guide to leaning or separating chimneys explains the difference.

How we assess it

The question is where sound masonry ends. We examine the chimney from the roof when it's safe, testing whether bricks and joints are solid course by course. We look at the crown, flashing and cap, since those often explain why the damage started. A chimney camera, where the flue allows, shows whether the flue lining has been damaged too, because that changes what a rebuild needs to include. We check the attic and the chimney's base where they're safe and accessible, looking for signs of movement.

You get photos and our findings, including how far down we expect the rebuild to go and why, before anything is scheduled. If what we see points to a foundation or structural issue outside chimney work, we'll tell you and recommend that a structural engineer look at it.

Repair or rebuild: what decides it

The full reasoning is in our guide to repairing or rebuilding a chimney. Height is only one cost factor, as what affects chimney repair cost explains.

What the work typically includes

Every rebuild is planned around the specific chimney, but the work usually covers taking down the damaged masonry, rebuilding with brick and mortar suited to the rest of the chimney, and finishing with a new crown that sheds water past the brick. Because the top is open, it's also the natural time to deal with the flue lining, the cap and the flashing where the chimney meets the roof.

On older homes, choosing brick and mortar that suit the original masonry matters both for looks and for how the chimney handles water. See chimneys on historic homes.

What to expect during a rebuild

A rebuild is more disruptive than most chimney repairs, so it helps to know the shape of the job ahead of time.

• Roof protection. The roof around the chimney is protected while masonry is taken down and brought back up.
• Debris. Old brick and mortar have to be lowered and removed. The route to the chimney and where material is staged are agreed with you before work starts.
• The fireplace is out of use. Plan on not using the fireplace or any appliance on that chimney until the work and curing are complete.
• Weather. Masonry work pauses in heavy rain or freezing temperatures, which can extend the schedule.
• Photos. You see the condition we find once the top courses are opened, which sometimes changes how far down the rebuild needs to go. If it does, we explain before going further.

Permits and planning

Depending on your municipality and the scope of work, a rebuild may require a construction permit. Requirements vary between New Jersey towns, so this is something to confirm early for your specific address. If you're replacing your roof, coordinate the two jobs: rebuilding after a new roof can mean disturbing new shingles and flashing. Our guide on planning the chimney with a roof replacement covers the timing.

Limits and what affects the scope

• How far down the masonry is damaged, which is sometimes only fully clear once the top courses come off
• Chimney height, number of flues and roof pitch
• Whether the flue lining needs replacement at the same time
• Brick and mortar matching on older or exposed chimneys
• Weather, since masonry needs suitable conditions to cure
• Any structural issue below the roofline, which may need an engineer's input

Next step

If your chimney has loose brick, a lean, or damage that keeps coming back, request an assessment. Let us know whether a roof replacement is planned. A team member will contact you to confirm a time.

Request a rebuild assessment

Questions homeowners ask