Delridge, King County
Fixing the flashing around a Delridge chimney costs from $375 to $1,500. Sound metal with a dried-out sealant bead lands near $375; cutting new counter flashing into the mortar joints and replacing the step pieces under the shingles sits at the top, most of all where the stack is broad or the pitch steep. Before we price either, we find where the water is really coming in. Many leaks blamed on flashing begin at the crown or in porous brick above the roofline and only show up at the ceiling below.
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 Delridge home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Delridge 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.
Brick and roof meet at a seam that two sets of metal guard together. Step flashing is woven into the shingles along the sides of the chimney; counter flashing is set into the brick and folded down over it, so that water running down the stack is shed onto the roof rather than behind it. With a prefab metal flue boxed into wood framing, that work is done by a storm collar and the roof boot around the pipe. When any of these pieces lifts, rusts through or loses its seal, water reaches the roof deck and the framing beside the chimney long before a stain appears inside.
Snow is a visitor in this valley, not a resident. WRCC's station history for the Seattle area puts average yearly snowfall near 12 inches, about 5 of them in January, and lists the average depth on the ground as zero for every month. WeatherSpark's city profile narrows measurable snow mostly to December and January.
That pattern, a few inches that arrive and melt within days, is harder on flashing than a winter of steady cover would be. Slush collects behind the uphill face of a chimney, rain lands on top of it, and the meltwater pools against the metal right where the roof meets the brick. A properly woven set of step pieces, counter flashing set into the joint, and a cricket behind any wide stack send that water around the chimney instead of under it.
Every chimney flashing repair we do in Delridge includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowRoof work is where flashing most often goes wrong. A new roof goes on, the old counter flashing is bent up, and a bead of caulk is run along the brick instead of new metal being set into the joint. That caulk lasts a few seasons. We look for exactly this on Delridge roofs that have been redone in recent years, and if the counter flashing is surface-mounted we say so in the quote and offer to cut it in properly.
We follow the water from inside to the roof, checking crown, brick and metal so we repair the right part.
Shingles around the stack are lifted carefully and the old step and counter flashing are removed.
Each step piece is laid in with its own shingle course, counter flashing is set into a ground-out joint and sealed, and a cricket is added where water pools.
A hose test follows when the roof allows it, and the photographs go into your file.
Census estimates for the ZIP code area hugging the Delridge corridor date nearly 32 percent of homes to 2000 or after, and about 13 percent are attached single-family homes. A newer house, attached or not, may vent its fireplace through a metal pipe in a framed chase, where the chase cover and the roof boot do what flashing does on brick. An older house may have a brick stack that has outlived two or three roofs.
Seattle's residential code lets a homeowner recover a roof, or replace it like for like, without a permit as long as the sheathing and structure are not changed. That makes reroofing easy, and it is also why the flashing on an older chimney can end up held on with sealant from the last roofing job. We check which situation you have and price the right fix for it.
What this work is quoted at for Delridge homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Delridge | 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 Delridge. 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.
Delridge is a valley neighborhood between the two ridges of West Seattle, on Longfellow Creek, with homes of mixed ages, about a fifth of those in its ZIP code area from the 1940s and 1950s and nearly a third built since 2000. We work every part of it — Pigeon Point, Youngstown, Cottage Grove, Puget Ridge, Riverview included.
DelridgeKing County, WA · 47.547, -122.362
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 yes. We disturb a narrow band of shingles hugging the chimney and put them back; nothing farther out gets touched.
Seattle lets owners re-cover a roof, or swap in the same roofing again, with no permit, provided sheathing and framing stay untouched. If the framing near the chimney turns out to be damaged, the scope changes and we check with SDCI.
Then we tell you what it is. The $99 plus tax inspection is designed for this, and it is deducted from the repair you approve.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
