How much does it cost to rebuild a chimney in Virginia?

No Virginia agency or manufacturer publishes a dated price for chimney rebuilds, so a single dollar figure here would be a guess. What can be said is what moves the price, and how to get quotes you can compare. Expect the bill to follow the amount of masonry that has to come down and rebuild, and how hard the stack is to reach.

What drives the price

How much comes down. A rebuild from the roofline up is a smaller job than one that follows failed masonry down through the attic. The scope is set by where sound brick begins, so ask each mason to show you that point with photos.

Height and roof access. A tall chimney on a steep roof needs more staging and more time. The National Park Service notes that total repointing may also be more sensible when access is difficult, requiring the erection of expensive scaffolding.^[4] The same logic applies to a rebuild: scaffolding or a lift is a line item worth asking about.

Brick and mortar. Salvaged brick that matches costs time to sort and clean. New brick has to be sourced to match. Mortar mix matters for how long the work lasts, so ask what will be used.

Flue, crown, cap and flashing. A rebuild that stops at the brick often leaves out the pieces that keep water out and smoke in. Ask whether the quote includes a new crown, a cap, sealed flashing, and a look at the flue liner. For the liner, see what a chimney liner is and whether you need one and how much a liner costs.

Permit. Fees and rules are set locally. Virginia's building code leaves it to the building official to decide whether construction work is minor and ordinary,^[5] so ask your locality and ask each bidder who pulls the permit and whether its fee is in the price. DPOR says the contractor should apply for and obtain any necessary building permits.^[1]

Other trades. Roof work, interior repairs where water got in, or a new liner are often priced separately or by a different business. Who repairs a chimney leak explains how the trades divide.

For what the work itself involves, see what rebuilding a chimney involves.

Getting quotes you can compare

DPOR says it is advisable to get at least three written bids or estimates using identical plans and specifications so you can compare prices and contractors.^[1] Do not automatically accept the lowest, and discuss each bid in detail. DPOR adds that sometimes a higher price may be worth it, if the materials to be used are of higher quality or the work is more extensive.^[1]

Ask every bidder to price the same list:

• the height and extent of the rebuild
• brick, mortar and flashing materials
• crown, cap and flue liner, included or not
• scaffolding or lift, permit and debris removal
• start and finish dates, and warranty terms

Be wary of pressure. DPOR warns against a contractor who offers a special low price if you sign today or says your home will be used for advertising.^[1]

Contract and payment terms

DPOR says the contract should include the total price, when payments will be made, and whether there is a cancellation penalty.^[1] On deposits, a good rule of thumb is an initial deposit of no more than 10% of the total price or $1,000, whichever is less.^[1] Virginia's contractor regulations separately require a residential contract to state the amounts and schedule for progress payments, including a specific statement on the amount of the down payment,^[3] and the contractor's name, address, license number, class of license, and classifications or specialty services.^[3]

If the mason finds more damage once the stack is open, the price may change. Insist that any extra work is written up and signed before it starts, as DPOR advises with clearly worded and signed change orders.

When to call a licensed pro

For the whole job. Class C contractors perform or manage work when the total value referred to in a single contract or project is over $1,000 but less than $30,000,^[2] and a Class B contractor covers a single contract of $30,000 or more, but less than $150,000.^[2] Which class applies depends on the total contract value, so ask for the licence number and class and check the licence before you pay anything. See also who repairs chimney masonry, a mason or a chimney sweep.

Browse chimney and fireplace services or all chimney answers.

Describe your chimney once and licensed local businesses quote the rebuild.