Arbor Heights, King County
Flashing repair on an Arbor Heights chimney costs $375 to $1,500. At the low end we reseal sound metal whose sealant has failed; at the high end we strip and replace the whole assembly, step flashing woven into the shingles plus counter flashing cut into the mortar joints, and add a cricket behind a wide stack if water pools there. Before quoting, we confirm the leak really is at the flashing, since water stains near a chimney can also come from the crown, the brick or the cap.
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 Arbor Heights home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Arbor Heights 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.
Wind is what tests flashing, and Seattle's hazard analysis is plain about it: even sheltered Puget Sound can see sustained winds of 60 to 70 mph with gusts up to 90, and air accelerates over any ridge or hilltop in its path. The same report notes that structural damage can begin at 32 mph. A gust does not have to tear flashing off to cause a leak; lifting one edge or cracking a bead of sealant is enough to let the next rain in.
Every chimney flashing repair we do in Arbor Heights includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowMoss is the slow version of the same problem. Oregon State University Extension calls roof moss unavoidable in the damp Northwest and explains that it holds debris and water against the roof and can lift shingles. Around a chimney, the uphill side collects moss and needles that keep the flashing wet for weeks. When we work on flashing, we clear that pocket and show you whether the shingles beneath it are still sound.
A hose soaks the stack face by face while a second person watches the attic, so the repair targets the real entry point.
Shingles around the stack are lifted carefully, old metal and tar come off, and the roof deck beneath is checked for rot.
Step pieces go in with each course of shingles, counter flashing is let into the brick and sealed, and a cricket is framed in where water would otherwise sit.
Shingles are relaid, the area is photographed, and we confirm with you after the next heavy rain that the ceiling stays dry.
Census estimates for the ZIP code area at the south tip of the peninsula put the median home's construction year at 1965, and about half date from 1940 to 1969. A house of that age has typically outlived two or three roofs, while its chimney has stayed put. Every new roof either gets proper metal at the stack or gets the old pieces hammered flat again and smeared with caulk.
Seattle's residential code exempts a roof recover, or a roof replaced in kind without changes to sheathing or structure, from a building permit. That is sensible, but it also means no inspector necessarily looks at the chimney junction when a roof goes on. Opening up such a junction can reveal several generations of metal and sealant layered on one another, and we remove them rather than add another.
What this work is quoted at for Arbor Heights homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Arbor Heights | 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 Arbor Heights. 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.
Arbor Heights is the southernmost part of West Seattle, south of SW Roxbury Street, annexed to Seattle in 1954, with mostly detached houses, about half of those in its ZIP code area built between 1940 and 1969. We work every part of it — Arroyo Heights, Seola Beach included.
Arbor HeightsKing County, WA · 47.509, -122.378
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.
Usually. Shingles around the stack are lifted and relaid; the rest of the roof is untouched unless it is near the end of its life.
Tar hides a leak for a season, then cracks and traps water behind it. Properly layered metal sheds water without relying on a sealant alone.
Then we tell you what it is. If finding it takes a camera, that costs $99 plus tax, and approving the quote for the real fix takes $99 off it.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
