Genesee, King County
Flashing repair around a Genesee chimney is billed between $375 and $1,500. Where the metal itself is healthy and only its sealant has quit, expect the lower figure. New step pieces and new counter flashing right around the stack bring the upper one. Flashing is the sheet metal that bridges brick and roof. When a ceiling stains near a chimney, this joint is the first suspect, and usually the guilty one.
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 Genesee home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Genesee 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.
Genesee stands above steep ground. Seattle's landmark file for Alki Elementary describes houses on small lots at higher elevations along SW Admiral Way, beside the western edge of Schmitz Park. Roofs up here meet weather from more than one side. They also tend to be pitched, and a pitched roof sends a sheet of water down against the uphill face of any chimney in its path. That face needs a cricket or a well-formed back pan; without one, water pools and looks for a nail hole.
Roofs wear out faster than chimneys. In the ZIP code area that includes Genesee, the Census estimates that about four in ten housing units were built before 1960. A house of that age is on its third or fourth roof. Seattle's residential code, at R105.2, exempts roof recover and like-for-like roof replacement from a building permit when sheathing and structure are left alone, so re-roofing is routine work that seldom gets a second look.
Chimney flashing is where that routine cuts corners. Old counter flashing is bent up, new shingles are slid under, and the tired metal is pressed back down with a bead of caulk. We see it on chimneys that were relined or fitted with an insert years ago: the inside was modernized, the roof joint never was. If your roof is due, ask for the chimney flashing to be priced as a line of its own.
Every chimney flashing repair we do in Genesee includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowFlashing fails in a few predictable ways. Sealant dries and peels from the brick. Counter flashing set in a shallow groove pulls loose. Roofers lay new shingles and leave the old metal, bent and re-nailed, underneath. Rust eats through at the lowest corner. A leak can travel several feet along a rafter before it drips, so the stain on the ceiling rarely marks the spot.
The Seattle Landslide Study dated its slides by month: 45 percent fell in January and 86 percent between December and March. It also found that water played a part in nearly all of them. Those are the weeks when the slopes below Genesee are saturated, and a roof is under the same sky. City hazard planners add that ridges and hilltops see faster winds.
Wind is what turns a marginal flashing into a leak. Rain falling straight down runs over a lap joint. Rain pushed uphill by a gust gets under it. Owners often report a drip that appears only in storms from one direction, and that detail is useful: tell us which way the weather was coming and we know which face to test first.
From the attic we follow the water track upward. On the roof, a hose is run on one face at a time until the leak repeats.
Healthy metal whose sealant gave up gets new sealant. Metal that is rusted, cut too short or nailed through its face gets replaced.
Counter flashing is let into a sawn mortar joint, not glued to the brick surface.
Step pieces are interleaved with the shingles, the counter flashing laps over them, and the groove is sealed.
The hose goes back on. No drip in the attic, and the job is photographed.
What this work is quoted at for Genesee homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Genesee | 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 Genesee. 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.
Genesee is a hill neighborhood between SW Genesee and SW Charlestown streets, from 46th to 56th Avenues SW, with homes from before and after World War II, about 23% of those in its ZIP code area built before 1940 and 16% in the 1940s and 1950s.
GeneseeKing County, WA · 47.564, -122.372
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.
Anywhere from $375 up to $1,500. Reseals are cheapest; a wide chimney reflashed on every face is dearest.
Either can do it well. The joint involves both trades: shingles on one side, a groove cut into masonry on the other. We do the masonry half properly.
$99 plus tax, per chimney. Have us do the flashing afterward and $99 comes straight off that invoice.
Yes, in a dry window. Sealant needs a dry surface, so we watch the forecast and move fast when it opens.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
