Alki, King County
Flashing repair on an Alki chimney runs $375 to $1,500. Resealing sound metal whose caulk line has split is the $375 end. New step flashing and counter flashing cut into the mortar, around a broad chimney on a pitch we cannot walk, is the $1,500 end. Before quoting we trace the leak with water, because a stain near a chimney can start at the crown or in the brick just as well as at the metal.
Typical investment
$375–$1,500
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Book your $99 inspection
$99 plus tax, deducted when you approve the repair
Not sure where to start
Pick what you're seeing at your Alki home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Alki homes.
Level 1 examination of everything reachable, with a Level 2 camera pass when the reachable parts leave a question open
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Full-height brushing of the flue with a head sized to its shape and material
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Assessment of the stack from roofline to crown, with a photo of each defect
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Camera survey and measurement of the existing flue before anything is ordered
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Measurement of each flue tile, or of the whole crown for a multi-flue cap
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Burner, pilot assembly and firebox cleaned; logs or media put back in the layout the manual shows
Learn moreRanges shown for orientation — the exact figure is written up on-site, after the inspection.
Flashing usually gets replaced when the roof does, and Seattle's rules make that the easy moment. No building permit is needed, under the Residential Code's R105.2 list, to recover a roof or to replace roofing with the same kind, sheathing and structure staying untouched. If a reroof is planned, tell us: chimney metal fitted under new shingles lasts far longer than metal patched onto old ones.
Two winters are on record. In the holiday storm of December 29, 1996 to January 2, 1997, downpours fell on roughly a foot of snow, and together they soaked 8.35 inches of water into the soil; the Seattle Landslide Study counts roughly 33 slides in its Alki Avenue area that season. December 2006 brought the windstorm that, by the city's hazard analysis, darkened 49 percent of City Light's customers.
Weather of that size does not come down vertically. It pushes water uphill under shingle edges and sideways into the joint between roof and chimney, which is a seam between two materials that were never fastened together. Flashing is the only thing covering it. We build that cover in two overlapping layers so wind-driven rain has to climb, not just seep.
Every chimney flashing repair we do in Alki includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowAccess shapes the job on Alki's west side. There, the Alki Elementary nomination describes newer houses, townhouses and apartments standing on small lots of 2,000 to 4,000 square feet. A chimney or a framed chase on a lot that size may sit a few feet from the neighbor's wall, which decides where ladders go and how long setup takes. We look at that on the first visit and say so in the price.
We wet the roof in sections from the eave upward and watch indoors, so the repair goes where the water goes.
Shingles around the stack come up and failed metal comes off, exposing any soft sheathing.
Step pieces lap each course of shingles; counter flashing covers them and tucks into a groove cut in the mortar.
Before the ladders come down, the finished metal gets its own soaking from the hose.
Geology sets West Seattle apart. The peninsula lies south of the Seattle Fault, the Seattle Landslide Study explains, so bedrock is shallower here, and it breaks the surface in places along the beach near Alki Point and just east of the lighthouse. USGS modelers, simulating the area, started from two instruments that recorded the 2001 quake: peak sideways acceleration at one was close to triple the other's.
A brick chimney and a wood roof respond to that motion at different speeds. The stack rocks, the framing flexes, and the flashing between them is bent or its sealant bead torn. The damage is small and easy to miss from the ground. After a quake you have felt, a look at the chimney flashing costs little and can spare a ceiling.
What this work is quoted at for Alki homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Alki | What that covers |
|---|---|---|
| Chimney Flashing Repair | $375–$1,500 | Reseal at the low end, full flashing replacement at the high |
| Chimney Sweep | $189–$449 | Full flue swept, Level 1 inspection included |
| Chimney Inspection | $99 plus tax | Level 1 visual; Level 2 adds a full camera scan |
| Chimney Relining | From $1,900 | Full-length stainless liner, sized to the appliance |
| Chimney Repair | From $425 | Masonry repair — brick and mortar, scoped after diagnosis |
Ranges are what these jobs are quoted at in Alki. The exact figure is set on site after a $99 inspection (credited toward the job if you go ahead), and you approve it before any work starts.
Alki is the beach neighborhood at the northwest tip of West Seattle, where the Denny party landed in 1851, on Puget Sound and Elliott Bay, with houses and duplexes that date mostly from the 1920s and the 1950s around the school, mixed with newer townhouses and apartments. We work every part of it — Alki Point, the Alki Avenue beachfront included.
AlkiKing County, WA · 47.576, -122.409
Before and after
Illustrations of what each repair changes on a typical chimney — not photos of a specific job.
Before
After
Before
After
Before
After
Four steps, each one on paper — so you always know what happens next.
Choose a genuine opening on the crew's calendar. Confirmation is immediate.
Liner, crown, cap, flashing and masonry examined in order — each finding photographed.
One document, plain numbers, covering only the work your chimney genuinely needs.
The repair is completed, then handed over with before-and-after photos of every item.
Sealant on a chimney joint cracks within a few seasons because brick and roof move differently. It buys time; lapped metal is what keeps water out.
Either trade can do it. We take it on when the leak involves the masonry as well, since counter flashing has to be let into the mortar joints.
An inspection of the chimney is $99 plus tax. If the fault is ours to fix and you accept the quote, the $99 is credited on that invoice.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
