I am not a carpenter or mason. I've has the house for two years and have no
idea who built the chimney or when. The chimney was used for our basement
woodstove only - I still have furnace heat and another woodstove with a
Last week the exterior brick chimney fell, all 25 feet of it from the base
up. Ice built up on the roof and pushed it over. The masons that came over
to look at it all said the same thing - whoever constructed it did not put
straps in it to fasten the chimney to the house. It appears the thing was
simply pushed over.
The chimney: 12x9 flue. Almost 25 feet high. Constructed of bricks - not
entirely solid, but the kind of bricks that have holes inside.
Insurance will cover the replacement costs, as well as the costs to repair
the soffit which is also damaged.
My question - what should I expect a mason to charge to replace this?
If building code allows , could you just cap off the chimney at or
above the roof line , then vent that wood stove out the side of your
house ( going up with metal as far as you need to ) ? It could be
cheeper ! Just a suggestion .
Steve, thgat responise above wasnt from the origional poster. The origional
fellow seems legit enough and just wanted general info but without knowing
some rough idea of his area, hard to answer.
THe poster above didnt even read enough to see it was broken off at the
base, not the roof.
Well, it wont be just any old mason, but one that does Chimneys. I can say
how much it will cost but it will be not far off what adding a new one would
cost for your area.
Before you decide it is 'too much' get several estimates. Ask your
insurance agency if they have any leads on who you should get estimates
Loss of a working fireplace is a major change to house value on resale. So
much so that in today's market in some colder areas, you just can't sell the
house without one (buyers market right now).
Check that with a local realtor who can give you some straight infor for
your particular area.
Between $1,000 and $1,284,999,573.45, and you can bet that is accurate.
Get as many bids as you can. Ask around. Select the one that's been in the
business the longest or the one who has the best reputation. DO NOT use
anything but a licensed contractor, both because it's a bad idea and your
insurance company probably won't go for it. It's an insurance job. What do
you care unless you are going to pocket the money and not have it repaired?
Sorry, new to this sort of thing. In response to the many helpful people
who have replied:
I live in southern Maine.
I am not going to pocket the cash and take a cruise, or spend it on hookers
and beer. I only ask so that I understand what a fair price is because my
experience with insurance companies has been that they try to come in very
low (admittedly I have no experience making cliams with the company I
currently have, just want to be prepared). I really like one of the masons
who came to look at it - years of experience, many references, and just
feels like an honest guy so I don't want my insurance to lock him out by
trying to force me to settle for a price a lot lower than his quote. I
don't mind kicking in a few extra bucks out of my pocket to get a decent guy
here, but I really don't have much extra to play with.
Right now I haven't seen one estimate and the insurance has not quoted
anything. Guess I'll have to wait it out and keep my fingers crossed.
For example, you live in an area where selling a house without a fireplace
may be problematic.
A local realtor can probably just tell you the true answer for your area
over the phone.
Some are, depends on the item. My company (State Farm) had a vested
interest in maintaining the value of the home they insure. If I lost my
fireplace for example, my home value goes down which means they make less
*money* off me. They were happy to recommend several locally known good
quality contractors to prevent that.
It may not be much difference.
Got at least 3 though who are making them? You'll normally need 3. Most
insurance companies can also give a generic ballpark price for what they
cover. It wont be exact as it depends on a survey. In your case, ripout
and replacement of a fireplace but not sure of inside bricking.
If I were to hazard a *guess* and you not take it amiss that it may be
pretty off, I'd say someplace between 13,000$-17,000$? Feels about right
for the worst case estimates I got on the damages before they knew if the
insides were totally broken by freeze-thaw and it had to come down and be
rebuilt. (It wasnt that bad fortunately, it was 1,725$. We'd been overseas
6.5 years and the renters were not very careful with our place).
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