Seaview, King County
A liner is a new flue inside the old one. When the clay tiles in a chimney have cracked, shifted or were never there, a stainless steel liner gives smoke and gas a sealed path from the appliance to the top. Relining in Seaview starts at $1,900 with us. Where in that range you land comes down to how tall the chimney is, the diameter the appliance calls for, and how hard it is to stage the work on a sloping lot.
Typical investment
From $1,900
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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 Seaview home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Seaview 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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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
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Joints cut back to firm mortar and repointed (tuckpointing) to match the existing profile
Learn moreRanges shown for orientation — the exact figure is written up on-site, after the inspection.
The Census puts half the housing in the ZIP code area around south Seaview, Gatewood and Fauntleroy before 1960, and about 30 percent before 1940, the oldest profile of any West Seattle ZIP area. That figure does not tell us whether a given Seaview house has a masonry flue, and we never assume it. It does tell us that a lot of the chimneys here were built to standards that predate today's, and that many have since been asked to vent something different from what they were designed for: a gas furnace, a wood insert, a gas insert.
Along SW Jacobsen Road the ground faces west and has slid 18 times since 1933, by the Seattle Landslide Study's count; in early 1997, movement downslope of the road did severe structural harm to two houses. Slopes of that kind are the backdrop for much of Seaview.
Steep lots change relining as a job. A liner arrives as a long coil that has to be fed in from the top, and on a house that steps down a hill the chimney top can sit a full story above where it looks from the street. The city's windstorm analysis notes that wind gathers speed over high ground, which matters to a crew on a roof. We schedule liner work for calm days, plan the staging before quoting, and fix the top plate so it will not lift in a south blow.
Every chimney relining we do in Seaview includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowIn the ZIP code area that covers north Seaview, about 4.7 percent of homes still burn heating oil as their primary source, well above Seattle's 2.9 percent. When an oil furnace is replaced, the old flue is often left to serve the new appliance or a fireplace above it. A flue sized for one job can be wrong for the next: too large and it runs cold, too small and it chokes. A liner fixes the size as well as the leaks.
The camera tells us the inside dimensions and the condition of each joint, so the liner is sized to the opening and to the appliance.
On a steep lot we decide whether the liner goes in from the roof or must be fed and pulled from below, and set up accordingly.
The liner is lowered and joined at the bottom; up at the crown a top plate and rain cap close it off against water.
We run the camera through the new liner and give you the footage along with the installation details.
A FEMA recovery advisory, written for owners of brick chimneys after an earthquake, names old unreinforced brick with crumbling joints as the likeliest to come down, and cautions that putting it back exactly as it was leaves the same weakness in place. One of the options it ranks higher is rebuilding everything above the firebox around a steel flue, so the hearth stays usable or takes an insert.
Seattle's mechanical code is specific about that insert: no UL 1482 listing, no installation, and the manufacturer's instructions govern how it goes in. A liner is the piece that joins the two. When an inspection here finds cracked tiles, we lay out the options in FEMA's order and say which ones the chimney's condition allows.
What this work is quoted at for Seaview homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Seaview | What that covers |
|---|---|---|
| Chimney Relining | From $1,900 | Full-length stainless liner, sized to the appliance |
| 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 Repair | From $425 | Masonry repair — brick and mortar, scoped after diagnosis |
| Chimney Cap Installation | $235–$850 | Stainless cap fitted; multi-flue and custom at the top |
Ranges are what these jobs are quoted at in Seaview. 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.
Seaview is a west-facing neighborhood south of Alki and Genesee that runs down to Beach Drive SW, on Puget Sound, with homes of mixed ages, pre-1940 houses making up between 23% and 30% of the two ZIP code areas it straddles.
SeaviewKing County, WA · 47.556, -122.390
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.
From $1,900. Your number moves with stack height, the diameter the appliance needs and roof access, and it comes in writing after the $99 plus tax inspection.
We do not assume either way. Seattle's code exempts some minor work, but nothing we have read from SDCI settles it for liners, so the question goes to SDCI for your particular address ahead of time.
It can replace the damaged flue, but it does not make loose brick sound. FEMA's guidance treats a metal flue inside a rebuilt or reduced chimney as one option among several; the inspection tells us which fits.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
