Who should I hire to repair a chimney leak?

For a chimney leak, hire a Virginia-licensed contractor who does the repair your leak actually needs. That is usually a roofing contractor for flashing and the roof around the chimney, or a masonry contractor for the crown, mortar joints and brick. Many chimney companies are licensed for both. Ask whoever comes to find and show you the cause before quoting, then get at least three written quotes and check each licence with DPOR.

Find out where the water gets in

Water around a chimney can enter in several places, and the right trade depends on which. A good inspection should name the point of entry and show it to you with photos.

• Flashing and roof edge. The metal that seals the chimney to the roof is roofing work.
• Crown. The top slab of the chimney should be sloped to shed water. Woodstock Soapstone, a stove maker, describes a crown of concrete or non-water soluble refractory cement sloping away from the chimney and sealed with a flexible material.^[5] A cracked crown is masonry work.
• Mortar joints and brick. Open joints and cracked brick let water into the masonry. That is masonry work.
• Cap. Woodstock says the chimney should have a cap to keep out moisture, birds or other pests.^[5] A missing or damaged cap lets rain straight down the flue.
• Flue cracks. EPA says an annual professional inspection includes looking for chimney cracks, which can let smoke into the home or expose parts of the chimney to high temperatures.^[6] Cracks are also a point where water can travel.

Roof leaks often show up away from the chimney, since water runs along framing, so do not rule out other sources such as the roof covering nearby.

Which trade does what

Virginia defines the trades in its Board for Contractors regulations. "Roofing contracting" means the service that provides for the installation, repair, removal, or improvement of materials common to the industry that form a watertight, weather resistant surface for roofs and decks.^[1] "Masonry contracting" means the service that includes the installation of brick, concrete block, stone, marble, slate, or other units and products common to the masonry industry, including mortarless type masonry products, and covers work such as tuck pointing, mortar washing and parging.^[1]

The Board for Contractors' list of specialty services has no chimney-sweep or chimney-repair specialty of its own,^[1] so there is no separate chimney licence to ask for. What matters is that the business holds the licence for the work it will do. DPOR's example is that if you want only roofing or plumbing work, you may want to hire a contractor licensed in that particular specialty.^[2] A general building contractor may also contract for specialty work, but must hold a specialty license for that work or actually have a specialty contractor do the work.^[2]

Hiring steps that protect you

1. Ask for the licence number and class, and look it up. DPOR warns that a license number in an advertisement or on a business card does not necessarily mean the contractor's license is valid, and that information on past complaints and disciplinary actions is also available from the Board.^[2]
2. Get at least three written bids or estimates using identical plans and specifications.^[2] Ask each to name the cause of the leak and the repair for it.
3. Compare the scope, materials and warranty, not just the total.
4. Keep the deposit small. DPOR's rule of thumb is an initial deposit of no more than 10% of the total price or $1,000, whichever is less.^[2]
5. Let the contractor pull any permit. DPOR says anyone who tries to talk you into getting your own building permit is not doing you any favors.^[2]

Hiring a licensed contractor also has a practical benefit: you become eligible to receive monetary compensation from the Contractor Transaction Recovery Fund in case of improper or dishonest conduct.^[2]

Protect the inside while you wait

EPA says that if wet or damp materials or areas are dried 24-48 hours after a leak or spill happens, in most cases mold will not grow.^[4] Move belongings, dry the area, and put a note with photos and dates in your file for the contractor and, if you claim, your insurer. A tarp or temporary patch should be done by the contractor, not by you on a wet roof.

When to call a licensed pro

For the repair. Chimney leak repair means working at the roofline and on the chimney stack, and a patch that hides the symptom can leave the leak running inside the wall.

Virginia requires that if the work is valued at $1,000 or more, a valid Virginia Contractor's License is required for the license category in which the contractor is to work.^[2] Class C contractors are those working on single contracts over $1,000 but less than $30,000.^[3] Check the licence before you commit.

If the repair turns out to involve a damaged flue, see what a chimney liner is and how much a liner costs. Browse chimney and fireplace services or all chimney answers.

Describe your leak once and licensed local businesses quote the repair.