Chimneyguys: is this a reasonable quote? (1 Viewer)

[Michael Brown]

The other day, I had my chimney cleaned (not a euphemism) for the first time since living here. Little over 3 years. While there, the guy said there were a lot of issues with the chimney outside on the roof, as well as internally. We knew these things were not in the best shape when we moved in and it was all noted in the inspection. They quoted out the following for repairs, all of which I definitely do NEED imo:

Heating Flue: Open the base of the heating flue. Reline the heating flue from top to bottom with a new lifetime warranty stainless steel chimney liner. Install a new stainless steel component at the base of the new chimney liner. Install a new stainless steel chimney cap on top. New vent pipe from all heating appliances reset into the new chimney liner. Re-brick & cement the base of the chimney.

Exterior Chimney Repair: Point all the mortar joints from the flashing to the top with new cement, concave, joint finish. Apply a new cement crown on top. Reseal the chimney flashing. Spray the entire chimney with Chimney Savers water repellent.

I'm not saying the quote I got was bad, but I know nothing about this stuff. So what's a reasonable expectation for how much this work should cost (in northern NJ if that matters)?

 

[ROCKET]

Sounds like some major work, my guess in NJ would be 3-4K at least.

 

[jon_mx]

Ask Otis what his guy would do it for, then divide by three.

 

[The Commish]

Ask Otis what his guy would do it for, then divide by three.

Is Oats getting some skills? I was gonna say divide by 5

 

[jon_mx]

Ask Otis what his guy would do it for, then divide by three.

Is Oats getting some skills? I was gonna say divide by 5

Well it is still New Jersey. So between dealing with the mob, the unions, and excessive government regulations/permits, the costs are going to be much higher than should be.

 

[Michael Brown]

Ask Otis what his guy would do it for, then divide by three.

Is Oats getting some skills? I was gonna say divide by 5

Well it is still New Jersey. So between dealing with the mob, the unions, and excessive government regulations/permits, the costs are going to be much higher than should be.

Picking out the part of your statement that could potentially be legitimate, they didn't say anything about needing a permit for the work. It's a reputable company from what I've read about them, so I would imagine they do things by the book. Then again, it could mean by the Jersey book...

 

[Kafka]

Depending on the height of the chimney from flashing to cap, the exterior chimney work should be @ $1,150-$1,450..1-1&1/2 day's work for one/two masons..less if they can work off of roof with no scaffolding...as far as interior/flue that depends mostly on cost of material. Installation should not be too labor intensive; it sounds like it would be a basic insert; ask to see price of said materiel, itemized separate from labor cost. Just my 2 centsbrick mason from northern DE, whose done residential work in south NJ)

Caveat Emptor: "high work ain't eye work"...many contractors will assume you'll never go up & look at work yourself, since it's a chimney...BE SURE THEY PROPERLY CROWN & SEAL IT,and also have them grind out all deteriorated mortar joints, instead of just "quick-fixing" and pointing over said joints. Good luck.

 

[nirad3]

Ask Otis what his guy would do it for, then divide by three.

Is Oats getting some skills? I was gonna say divide by 5

Well it is still New Jersey. So between dealing with the mob, the unions, and excessive government regulations/permits, the costs are going to be much higher than should be.

Picking out the part of your statement that could potentially be legitimate, they didn't say anything about needing a permit for the work. It's a reputable company from what I've read about them, so I would imagine they do things by the book. Then again, it could mean by the Jersey book...

If they're changing anything in the venting system, it may need a mechanical permit. If they're just repairing/replacing existing systems it probably doesn't.

 

[NFL-ons]

How many stories is the home? You mentioned re-lining the chimney, is there currently a clay liner, a different steel one, or none at all?

What is vented into chimney, gas appliances (heating system and/or water tank), oil, or is it for wood burning?

As far as the exterior work, the jobs do not all need to be done at the same time. If there is a monetary issue, ask how much it would b to break the jobs up. Obviously, the sum of the individual jobs will b greater than having them all done at once, but there could b a significant delay between the completion of each.

If the chimney has not begun leaning, repointing, which would probably be the most expensive of the exterior work, may b postponed. If the flashing truly is in poor shape, I would address that first, then the cap.

Get more than one quote.

Make sure all quotes are signed.

 

[Johnny Bing]

Now might be the time to consider do you want to stay with wood or move to gas. For the price to re-line the chimney, you could drop two 3" liners down there and slide in a gas insert for similar price. No more chopping wood, just click on and click off.

If the exterior is in rough shape, you may need to patch that at some point if it is to the extend of water leaking, but some people move to a gas insert at this point.

 

[tommyboy]

3000$

 

[AcerFC]

I had this done a few years ago. Ill see if I can find the bill. I recall 2500 or so just for issue 1

 

[Franknbeans]

I paid 2700 for a re-line and re-mortaring the outside and adding a chimney cap. He also re-faced the chimney in the attic to prevent creosote dripping into the house. This was a few years ago in northeastern Mass

 

[Franknbeans]

I also had a quote for 5K but that guy wanted to re-build the chimney from the attic up and also re-build some of the chimney in the basement. The guy I went with quoted 2900 but knocked off 200 if I paid by check.

 

[Righetti]

I live in North Jersey and paid about $5000+ for lining with a steel pipe, they added the flue opener flap thing and a cap on the top plus did some repointing and build the fireplace with fire bricks etc. It was kind of a build from scratch job and it was done pretty well. PM me if you need more info since I'm probably not far from you

 

[wilked]

$3-5K depending on specifics

 

[AcerFC]

My wife says 3500 or so

 

[Michael Brown]

Thanks for the info fellas. The quote from these guys was $1800 for what I mentioned above. I don't have a fireplace; it's gas heating now in the house FWIW. Also it's a bi-level house with pretty easy roof access, so no scaffolding. I'll run it by the general contractor I use for the rest of my house and see if he's in the ballpark too.

 

[tommyboy]

that's cheap

 

[squidrope]

that's cheap

I was thinking it'd be in the $2,500- range.

 

[ROCKET]

I'd be concerned about taking that low-ball price especially if the guy wants money up front. You'd be wise to do some background on the guy and get references.

Sounds really low, especially for NJ. Also I'd make sure the guy is fully insured with WC and Liability before I let him get on my roof.

 

[NFL-ons]

That's a great price.

Make sure you get it in writing.

Do NOT pay it all up front.

I have flipped a couple houses, and when I look at buying one, the most important things are the roof, electrical system and heating system.

Having a project start as a quick fix and evolve into something more complicated is never fun but in the long run it may have extreme benefits. How is your heating system? The new high efficiency combi boilers do not even use chimneys, they are vented directly outside. I am in MA where the state and utility companies are offering substantial rebates to homeowners for upgrading to these high efficiency systems. For me, one of these rebates combined with the costs you are looking at would come close to covering a complete Navien (high efficiency gas combi boiler system) installation, if not the whole thing.

Installing one of these systems would improve the perceived value of your home as well as provide a possibly significant utility bill reduction.

Just a thought.

 

[Michael Brown]

Yup - the company is very well referenced and came highly recommended. Local to my area too, and I don't pay anything until the job is completely finished. Never heard of combi boilers, but definitely something to look at, thanks!