Seaview, King County
Chimney repair covers a wide spread of jobs, from relaying a couple of loose bricks near the top to taking a stack down to the roof deck and building it back. With us it starts at $425 in Seaview. That floor buys a small, contained fix reached from a safe roof. Anything larger is priced from the inspection photos, line by line. Each item carries its own figure, which lets you split the urgent from the merely overdue.
Typical investment
From $425
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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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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
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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.
Two things in Seaview shape the repairs we see most. The first is the slope: lots that drop toward Puget Sound, roofs that step down with them, and chimneys whose tops sit higher off the ground than the street side suggests. The second is age. The Census figures for the two ZIP code areas that split Seaview between them put much of the housing stock ahead of 1960, which means mortar and flue tile that have been in service for more than sixty years where they survive.
In the Seattle Landslide Study's list of chronic slide areas, places where the ground has given way again and again over many decades, Beach Drive SW comes first, with Alki beside it. The same study notes something reassuring about the very foot of these slopes: because Beach Drive, Alki Avenue and Harbor Avenue run along the water, waves do not undercut the base of the bluffs, and no high-bluff peel-off slides are documented in West Seattle.
The trouble, then, comes from above, from water and weak layers in the hillside rather than from the tide. Wikipedia's West Seattle article recalls that the first settlers judged this western side too exposed, with high winds and tides, to build a city on. For a chimney repair the lesson is to read the cracks before mending them. A stack that is cracking because water got into its crown needs a crown. A stack that is cracking because the house is moving needs someone to look at the ground first, and we say so in writing.
Every chimney repair we do in Seaview includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowRepairs on a hillside take more planning than on flat ground. Ladders need footing, materials must be carried up, and debris has to come down without landing on a neighbor's roof below. We price that honestly at the outset instead of discovering it on the day. We also check whether the damage is the cause or a symptom: a cracked crown can be the whole story, or it can be the first visible sign that the stack is moving.
The camera and a close look at the top tell us whether water, age, settling or shaking did the damage; the fix depends on which.
Your quote lists each item with its own cost, so urgent work can be separated from what can be scheduled later.
On a sloping lot we set ladders and roof anchors first and plan where debris will be lowered, before the first brick is touched.
We do the work, clean up, and send photos of each finished face alongside the before shots.
HistoryLink's account of the April 13, 1949 earthquake, magnitude 7.1, describes roughly 10,000 chimneys across western Washington needing repair, and lists the fallen brick gable of Lafayette School in West Seattle among the city's notable damage. A chimney rebuilt the old way after that morning would have been laid without steel.
Seattle's residential code now puts steel inside. For sites rated D0, D1 or D2, a brick stack being built new or rebuilt, measuring 40 inches across or less, must contain four No. 4 bars, unbroken from bottom to top, plus steel straps anchoring it to the house at each floor, ceiling or roof level that sits above 6 feet. Which rating your lot carries is not ours to declare. Before quoting a rebuild in Seaview we ask SDCI, and the reinforcing goes into the price from day one.
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 Repair | From $425 | Masonry repair — brick and mortar, scoped after diagnosis |
| 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 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.
$425 for a small, contained repair on an accessible roof. Bigger jobs get quoted off the camera visit ($99 plus tax), and that visit's fee is knocked off the repair when you sign.
Yes, once the paperwork is in place. On a designated Seattle landmark, such as the Satterlee House on Beach Drive, every exterior change waits for a Certificate of Approval, permit or no permit.
It depends on its condition and on how you use it. A household that has stopped burning wood may be better served by a shorter chimney, cut down under the roof and capped, than by a full rebuild; the inspection is where we weigh that.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
