Chimney Repairs

House Doctor | Gary Dymski

February 3, 2000

Q. I have lived in my three-bedroom ranch for 30 years and had never had my chimney cleaned. I do not have a fireplace and my house has oil hot-water heat. Recently, I had a phone call from a convincing salesman. I decided to let the company inspect my chimney. I was told that I had a "missing flue, a cracked crown, loose brick and needed flashing."

The estimate was $500. Needless to say, I was surprised and am not prepared to part with a large sum of money. I told them I would think about it. Should I have the work done or leave well enough alone? -Libby Mevorach, East Meadow

A. I can't tell you whether $500 is too much for your repairs, but I can tell you that you probably need them. Many homeowners figure that because they don't have a fireplace their chimney doesn't need to be maintained. Nothing could be further from the truth.

Your chimney is used as an escape route for deadly gases from your furnace and hot-water heater. Any engine that burns fossil fuel needs a way to exhaust these waste gases. Your car does it. So does your home heating system.

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You haven't had any work done to your chimney in 30 years. You're overdue. Consider how your chimney has had to function during this time. On the inside, the flue, or lining, has been a pathway for high heat and moisture, and on the outside the brick and mortar have been exposed to sun, wind, snow and rain, in addition to extreme cold and heat. If your chimney does not have a cap, then there also is a chance moisture from rain and snow has entered into the flue and caused some deterioration. All this change in temperature and exposure to moisture over years causes the chimney to expand and contract.

You want these deadly gases to be vented from your home as quickly and efficiently as possible. Cracks in the flue and brick can slow this exhaust process and even cause some gas to escape back into your home.

By the way, I doubt you have a "missing flue." Think of the flue as an exhaust pipe, with the brick and mortar of the chimney acting as a layer of protection and insulation. The flue is actually made of clay tiles, and often these tiles crack or crumble. This is probably what's happened to your flue.

If you are not sure you are getting the best price possible on your repairs, get at least three estimates. Ask your neighbors or family members for references. But by all means don't "leave well enough alone."