Masonry repair
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Caps & crowns
Flue relining
Gas fireplace serviceLevel 1 sweep and inspection to the NFPA 211 annual standard - flue, crown, cap, and flashing checked and photographed
Chimney sweep logs do not sweep chimneys. They loosen some creosote - which then falls where a brush and vacuum still have to collect it.
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AfterHow Much Does Chimney Repair Cost in Fort Lauderdale?
Chimney repair in Fort Lauderdale typically costs between $180 and $2,400, with most homeowners paying $350 to $850 for common fixes like crown resealing, flashing repair, and mortar patching. A full flue liner replacement runs $2,000 to $6,500, while a partial rebuild above the roofline can reach $8,000 or more. The spread is wide because some chimneys need a tube of sealant and a few bricks, and others need structural work that involves scaffolding, permits, and a mason’s full day.
We’re going to break down exactly what each repair costs in the Fort Lauderdale market, what drives those numbers up or down, and how to get a written price that won’t change at the door. If you just want a free estimate on your specific chimney, call (754) 354-1451 and we’ll come out. No charge for the visit.
Chimney Repair Cost Breakdown (2026)
Chimney repair is a catch-all phrase covering maybe fifteen different jobs. Here’s what each one costs in Fort Lauderdale right now, based on the work we’ve quoted and completed across Broward County over the past year.
| Repair Type | What It Involves | Typical Cost Range |
|---|---|---|
| Chimney crown reseal or recoat | Applying a waterproof sealant or a new crown coat over the existing crown | $180 – $450 |
| Chimney crown rebuild | Removing a cracked crown and pouring a new one with proper overhang and drip edge | $750 – $1,500 |
| Flashing repair or replacement | Replacing rusted or loose flashing where the chimney meets the roof | $300 – $900 |
| Mortar repointing (tuckpointing) | Grinding out deteriorated mortar joints and packing in fresh mortar | $25 – $40 per square foot, typically $400 – $1,200 total |
| Brick replacement (spalling) | Replacing individual cracked or spalled bricks | $15 – $35 per brick, typically $200 – $800 |
| Flue liner repair (minor cracks) | HeatShield or similar ceramic joint repair | $1,200 – $2,500 |
| Flue liner replacement (stainless steel) | Full DuraFlex or similar stainless liner installation | $2,000 – $6,500 depending on height and access |
| Chimney cap replacement | New stainless or copper cap to keep rain and animals out | $150 – $500 installed |
| Damper repair or replacement | Fixing a stuck damper or installing a top-sealing damper | $200 – $650 |
| Full or partial chimney rebuild | Rebuilding from the roofline up, or the entire structure | $1,800 – $8,000+ |
| Water leak diagnosis and repair | Finding the source of a leak and fixing it (often flashing plus crown) | $250 – $1,200 depending on what’s found |
Those numbers are specific to Fort Lauderdale. They’re not national averages from some website that’s never been to South Florida. The local factors that push costs around are heat, humidity, and salt air – more on that below.
Most repair quotes include labor, materials, and basic cleanup. What they often don’t include is access equipment. If your chimney is on a steep tile roof in Victoria Park or a three-story house in Rio Vista, you may see a $150 to $400 access line item for scaffolding, roof jacks, or a taller ladder setup. Ask any contractor you call whether the quote includes access. We put it in writing, so it’s never a surprise line item added after the work starts.
What Affects Chimney Repair Pricing in Fort Lauderdale
Two houses on the same street in Coral Ridge could get quotes that are hundreds of dollars apart for the same job. Here’s why.
- Roof height and pitch. A single-story rancher in Plantation with a gentle 4/12 pitch is easy access. A two-story Mediterranean-style home in Lauderdale Harbours with a steep barrel-tile roof requires roof staging, safety harnesses, and more labor per hour on the roof.
- Salt air and corrosion. Homes east of US-1 get more salt exposure. Flashing corrodes faster within a mile of the ocean than it does in Davie or Cooper City. That means more frequent flashing replacement, and sometimes the flue liner is degraded faster too.
- Hurricane season wear. Fort Lauderdale chimneys take wind-driven rain from June through November. Cracks in crowns and brick let water in during heavy storms, which accelerates interior damage. What started as a $400 crown reseal can become a $2,000 crown rebuild plus liner inspection if enough water has soaked into the masonry.
- Chimney age and construction quality. Most Fort Lauderdale homes built before 1990 have masonry chimneys with clay flue liners. After 30-plus years of South Florida humidity, those clay tiles crack and the mortar between masonry units softens. Homes built in the last 20 years are more likely to have factory-built or prefab chimneys with different, often less expensive, repair profiles.
- Water intrusion history. If water has been getting into the chimney for a year or more before you caught it, you’re not just fixing the visible crack. You’re dealing with rusted dampers, efflorescence on the brick face, and possibly mold in the chase. The longer water has been getting in, the more layered the repair becomes.
- Masonry repairs vs. component swaps. Some “chimney repair” calls are just a new cap and a little crown sealer. Others require grinding dozens of mortar joints and resetting bricks under the South Florida sun. Masonry labor is the biggest variable, and masons charging hourly in Broward County typically bill $65 to $95 per hour in 2026.
When we quote a job, we tell you which of these factors actually apply to your chimney. A lot of companies lump everything into one vague number. That’s how you get burned. Ours is itemized so you can see where every dollar goes. Ask any contractor to show their work. If they won’t, keep looking.
Common Chimney Problems in Fort Lauderdale (And What They Cost)
Certain problems show up constantly across Fort Lauderdale. Here’s a rundown of what we see most often, with real dollar figures for each fix.
Cracked or Crumbling Crown
The crown is the concrete slab on top of the chimney that keeps water from draining into the brickwork. In Fort Lauderdale’s heavy afternoon rains, a cracked crown is the single most reliable way to get water into your ceiling. Resealing a crown with minor hairline cracks costs $180 to $450. Once pieces of the crown are actively breaking off, a rebuild is the right repair, and that runs $750 to $1,500. The rebuild includes forming, pouring, and curing a new crown with a proper drip edge that keeps water off the brick face.
Rusted or Loose Flashing
Flashing is the metal barrier where the chimney meets the roofline. After years of salt air, afternoon downpours, and thermal expansion, flashing separates from the masonry and rusts through. A leaking flashing joint is usually a $300 to $900 fix depending on whether we can patch and reseal it or have to cut out and replace the old flashing. If you’re seeing water stains on the ceiling near your fireplace, flashing is the first thing we check.
Spalling Brick
Spalling is what happens when water gets into the brick and the brick face pops off. Fort Lauderdale chimneys are more prone to spalling than inland chimneys because brick holds moisture through humid months, and then the sun bakes it. Replacing spalled bricks costs $15 to $35 per brick in materials, plus masonry labor. Most spalling repairs we quote land between $200 and $800, but if the spalling is widespread enough to signal structural compromise, you’re looking at a partial rebuild.
Flue Liner Cracks
The flue liner is the clay or steel tube that vents combustion gases out of your home. When it cracks, it’s no longer doing its job, and that’s a fire and carbon monoxide issue, not just a cosmetic one. A cracked clay liner can sometimes be repaired with a HeatShield ceramic coating for $1,200 to $2,500. A full stainless steel DuraFlex liner replacement runs $2,000 to $6,500. If the liner damage is caught early, the ceramic route can buy you another 20 years. If it’s extensive, we’ll recommend the stainless liner because it carries its own warranty and lasts decades in coastal climates.
Damper Stuck Open or Closed
A damper that won’t open means you can’t safely use the fireplace. One that won’t close lets conditioned air pour out of your house year-round and lets rain, birds, and whatever else slide down the flue. A standard damper repair is $200 to $450. A replacement top-sealing damper, which is the better upgrade for Florida homes, runs $450 to $650 installed. It seals at the top of the chimney with a gasket, keeping out rain and sealing in your AC air.
Water Leak, Source Unknown
Sometimes the only sign of a chimney problem is a water stain on the living room ceiling a day after a storm. A leak diagnosis visit costs $250 to $400, which includes inspecting the crown, flashing, brick, and liner and doing a controlled water test if needed. Once we find the source, we quote the repair separately. If you call us for a leak diagnosis and the repair is straightforward, we apply the diagnosis fee toward the job.
Is It Cheaper to Repair or Replace a Chimney?
For most Fort Lauderdale homeowners, repair is the right call. A full chimney replacement – meaning tearing down the old structure and building a new one – starts around $8,000 and can run past $20,000 depending on height, roof access, and finishing. By contrast, even a significant repair like a partial rebuild from the roofline up usually comes in under $8,000.
The repair-vs-replace decision really comes down to three things: the structural condition of the brick, the condition of the flue liner, and whether the chimney has been compromised by a fallen tree or hurricane damage. If the masonry is solid and the problems are at the top – crown, cap, flashing, a few bricks – repair is almost always the better value. If the chimney is leaning, deeply cracked through the body, or the liner is beyond relining, you’re probably looking at a rebuild or a fireplace conversion, which changes the conversation.
We never push a rebuild when a repair will do the job safely. Most of the chimneys we see in Fort Lauderdale have plenty of years left in them with the right maintenance and the right repairs. Get a pro to look at it before you make a decision either way. We offer free estimates, so you’re not paying for that answer.
How to Save on Chimney Repair
Chimney repair is one of those categories where the cheapest quote can become the most expensive one inside of six months. Saving money doesn’t mean finding the lowest bid. It means spending less over the life of the chimney by doing the right repair once.
- Fix small problems before storms soak them. A $300 crown reseal in February is a $1,200 crown rebuild by September if Hurricane Season’s afternoon rains have had six months to work their way into the brick. Smaller repairs now beat bigger repairs later.
- Get a Level 2 inspection before you buy a house. In Fort Lauderdale, chimney issues are one of the top items that come up in home inspections. A real chimney inspection costs $150 to $350 and can save you thousands at the negotiation table. If the house already has a known chimney leak, ask the seller to fix it or credit you for the fix before closing.
- Bundle repairs. If you need a new chimney cap and a crown reseal and a small flashing patch, do them all in one visit. You’ll pay one trip charge, one access setup, and one cleanup instead of three.
- Ask about warranty terms in writing. We’ve covered repairs that were done by another company 14 months ago, and the warranty was gone in 90 days. The customer paid twice for the same flashing. We put our guarantee in writing on every job, and if the repair fails inside the guarantee period, we come back and fix it at no charge. That’s the 365-Day Done Right Promise.
- Keep your chimney cap in place. A missing or broken cap lets rain, birds, raccoons, and leaves into the flue. That debris works its way down and damages dampers and liners. A $250 cap replacement is cheaper than a $1,800 liner repair. This is the easiest money you’ll ever save on a chimney.
- Get a written price before work starts. The most common way homeowners overpay is not the quote they accepted – it’s the surprise line item that appears after the chimney is opened up. We give every customer a written price before any work starts. The number on the invoice matches the number we quoted at the door. That’s the Kingswell Way.
If you’re not sure what your chimney actually needs, don’t guess. Call (754) 354-1451. A free estimate means you get a real diagnosis, a written price, and no obligation. You’re not going to get a sales pitch. You’re going to get a technician who shows you what’s wrong, explains what it costs to fix, and hands you a paper with the numbers on it.
FAQs – Chimney Repair Cost
How much does chimney tuckpointing cost in Fort Lauderdale?
Tuckpointing, or mortar joint repointing, runs $25 to $40 per square foot in Fort Lauderdale, which puts most residential jobs between $400 and $1,200. The price depends on how much grinding is required, how high the damaged area is, and whether the existing mortar is lime-based or Portland cement. Fort Lauderdale’s humidity accelerates mortar erosion, so we see a lot of houses needing repointing after 25 to 30 years. Call (754) 354-1451 for a free written estimate on your specific chimney.
Does homeowners insurance cover chimney repair in Florida?
In most cases, Florida homeowners insurance covers chimney repair only when the damage resulted from a covered peril – windstorm, lightning, falling tree, hail, or fire. General wear and tear, cracked crowns from age, water intrusion, and spalling brick are typically not covered. If the damage followed a hurricane or other named storm, document it and file promptly. We’ve helped plenty of Fort Lauderdale homeowners write up post-storm chimney damage for their adjusters, and we can do the same for you.
How long does a chimney repair take?
Most common repairs – crown reseals, flashing replacement, dampers, caps – are done in one visit and take 2 to 5 hours. A crown rebuild takes a half day on site, but the new crown needs 24 hours to cure properly. A full stainless liner replacement is a full day’s job. A partial rebuild above the roofline can take 2 to 4 days depending on access. We give you a real arrival window before the job, not a four-hour guess, and we show up when we say we will. That’s the Kingswell Way.
What happens if a chimney repair fails?
If you hired a company without a written guarantee, you’re paying again. If you hired us, the 365-Day Done Right Promise covers it. Every repair we complete in Fort Lauderdale carries a written guarantee. If the covered repair fails during the guarantee period, we come back and correct it at no charge. No additional inspection fee, no prorated cost, no argument. We put it in writing because a guarantee that exists only in a sales pitch isn’t worth the air it’s spoken with.
Can you fix a chimney the same day?
Yes, for most repairs – yes. Crown reseals, flashing patches, cap replacements, damper fixes, and minor brick work are all same-day jobs. Larger projects like full liner installations or partial rebuilds require scheduling, but we can usually get you on the calendar within a few days. If water is actively coming into your home, tell the person on the phone. Calls are answered by a live person 24 hours a day, 7 days a week, and we prioritize active leaks. Call (754) 354-1451 and we’ll let you know how fast we can get there.
How much is a chimney inspection in Fort Lauderdale?
A Level 1 chimney inspection typically runs $150 to $250 in the Fort Lauderdale area. A Level 2 inspection, which includes a full internal camera scan and is the standard for real estate transactions or after a major storm, runs $250 to $400. If you schedule a repair with us after the inspection, we credit the inspection fee toward the repair. It’s the fairest model we know, and it’s our standard practice.
What to Ask Any Chimney Contractor Before You Hire Them
Fort Lauderdale has no shortage of people with ladders who will “fix” a chimney. Here are the questions that separate pros from the rest.
- Will you give me a written price before the work begins? If the answer isn’t an immediate yes, thank them and move on. Verbal estimates that turn into surprise invoices are the oldest trick in this trade. We give every customer a written price before any work starts.
- What exactly is included in the price? Access fees, material costs, cleanup, warranty. Get it itemized. A vague single-line quote hides vagueness.
- What’s your guarantee, and will you put it in writing? We include a written guarantee on every repair, and if it fails inside the guarantee period, we return at no charge. That’s the 365-Day Done Right Promise, backed by the Kingswell Guarantee, and it’s not sold as an add-on.
- Who is actually showing up at my house? Our technicians are background-checked and uniformed. You know exactly who is walking into your home. That’s non-negotiable for us.
- What materials are you using? We use professional-grade materials from recognized chimney-trade brands – DuraFlex, HeatShield, Gelco, Olympia Chimney, Famco, and Copperfield. Not whatever happens to be on the truck rack at the home store that week.
- Do you answer the phone on weekends? Chimney leaks don’t respect business hours. Our phones are answered by a real person 24/7. No voicemail loops. No callback forms. You call, a human answers.
Why Ashby Chimney Does It the Kingswell Way
Ashby carries ash right in the name, which suits the people whose job is to clean it out. We’ve been doing chimney work since 2002 in this part of Florida, and we’re part of the Kingswell network of independently owned chimney companies. That means we’re locally operated, not some national chain trying to warehouse chimney work. We answer to our neighbors because we live here.
The Kingswell Way is five things: say the price, show up in the window, leave it cleaner, put the guarantee in writing, and come back if it fails. That’s it. That’s the whole business model.
Nathan Corliss leads our team, and the standard he holds is simple: the written price is the price. The arrival window is the arrival window. The guarantee is in writing, and if the repair doesn’t hold, we come back and fix it at no charge inside the guarantee period. No fine print, no prorated nonsense, no chasing us down. That’s the 365-Day Done Right Promise.
If a repair fails after we leave – and honestly, it happens rarely because we use proper materials the first time – you don’t have to argue with a phone tree to get us back. You call the number you already have. A real person answers. We schedule the return visit. We fix it. That’s what a written guarantee means to us.
We also believe in showing our work before we start. When you call us for a repair, we don’t quote a number from the street, then “discover” things after the chimney is open. We inspect, we diagnose, we explain what we’re seeing in plain English, and we hand you a written price. If more work is needed later, we tell you before we do it, and we get your sign-off. The number on the invoice matches the number we quoted at the door. Every time.
Our work covers the basics: chimney sweep, chimney inspection, and fireplace repair. Everything from a simple cleaning of creosote to a full stainless liner installation. We’re the Chimney Repair in Fort Lauderdale team you call when you want the job done right the first time, with the paperwork to back it up.
If you’re comparing chimney companies in Fort Lauderdale, we hope you’ll compare more than just the bottom-line number. Compare what’s in writing. Compare who answers the phone. Compare who tells you the truth about what your chimney actually needs. We think we stack up pretty well on all three, and we’re happy to prove it.
Get a Free Chimney Repair Estimate in Fort Lauderdale
You don’t have to figure out which repair your chimney needs from a pricing table on a website. That’s what we’re here for. Call (754) 354-1451 and we’ll send a background-checked, uniformed technician to your home in Fort Lauderdale to inspect the problem, explain what’s going on, and hand you a written price for the repair. The estimate is free. The visit is free. The only thing you’re committing to is knowing more about your chimney than you did before.
We cover the whole Fort Lauderdale metro – Coral Ridge, Rio Vista, Victoria Park, Lauderdale Harbours, Sailboat Bend, Poinsettia Heights, and the surrounding Broward County neighborhoods. Same visit, same written price, same written guarantee. That’s how we’ve done it since 2002, and that’s how we’ll do it at your house.
Have a look at our home page to see more about how the Kingswell Guarantee works and what’s included with every repair we complete. Or skip the reading and just call. A real person answers, 24 hours a day, 7 days a week. We’ll help you figure out what’s going on with your chimney and what it’s going to cost to set it right. No pressure, no games, no price switching. Just a straight answer.
Pricing reflects the Fort Lauderdale market as of 2026. Ashby Chimney Fort Lauderdale offers free estimates – call (754) 354-1451.
Written by Nathan Corliss, Owner at Ashby Chimney Fort Lauderdale, serving Fort Lauderdale and Broward County since 2002.
What Our Customers Say
"Booked a sweep and inspection before winter. On time, polite, and he taped off the area so there wasn't a speck of soot anywhere after. Told me exactly what the guarantee covered."
- Rachel Montoya"The amount of creosote they pulled out was scary. He said we were overdue and explained the fire risk without being dramatic about it. Clean, careful, left the hearth spotless."
- Caroline Webb"Had them sweep and check the chimney before we listed the house. Clean report, no soot anywhere, and the buyer's inspector had zero questions. Painless."
- Roland Pace