Lakewood, Pierce County
Chimney flashing repair in Lakewood runs from $330 to $1,500. A reseal of sound flashing with a failed joint or two sits at the low end. New metal around the whole chimney, or a cricket built on its uphill side, lands near the top. The quote says which one your roof needs, with photos of where the water is getting in.
Typical investment
$330–$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 Lakewood home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Lakewood homes.
Level 1 or Level 2 as needed; Level 2 includes a camera run through the entire flue
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Top-to-bottom brushing of flue and firebox under drop cloths, with a HEPA vacuum pulling the dust
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Loose or damaged brick, open joints and firebox panels repaired
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A full-length stainless-steel or cast liner, firebox to chimney top
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A stainless cap sized to your actual flue dimensions
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Burner, pilot assembly and valve cleaned and adjusted
Learn moreRanges shown for orientation — the exact figure is written up on-site, after the inspection.
Where brick meets shingles, only a few bent sheets of metal keep the rain out. On many Lakewood houses it was installed with the original roof, then partly buried under tar or a newer layer of shingles at each reroof. After a few rounds of that, the metal is stiff, the sealant has cracked, and the counter flashing may never have been cut into the mortar joints in the first place.
Census estimates place the median Lakewood house in 1975 and about 58.9% of units before 1980. A roof on a house that age has often been replaced more than once, and the flashing is where each roofer made a choice about whether to replace the metal or seal over it.
When the answer was to seal over it, water eventually finds its way under the patches. We look at how the flashing meets the mortar as closely as the shingles, because counter flashing that is only glued to the face of the brick will pull away sooner or later.
Every chimney flashing repair we do in Lakewood includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowLakewood's heaviest rain arrives with its windiest months. November averages about 8 inches of rain and the highest average wind speed of the year, per WeatherSpark, and the windier stretch lasts until late April. Wind-driven rain gets pushed up under loose flashing and runs along rafters before it shows on a ceiling, so the stain you see is often a few feet from the gap that caused it.
A chimney and the roof around it are separate structures, and in an earthquake they move differently. When the Nisqually quake hit on February 28, 2001, from a source about 52 km under Anderson Island, the damage was widespread: in the USGS write-up, FEMA's inspectors logged a damaged chimney at about one house in three, out of 30,000 visited.
A stack that shifted even slightly can tear its flashing seams, and the leak may not have appeared until the next heavy rain. If flashing on an older Lakewood chimney keeps failing despite resealing, we check whether the chimney itself has moved.
We check the flashing, the crown and the brick, since each can leak into the same stain, and photograph the gaps we find.
The quote says whether a reseal will hold or the flashing must be replaced, with both options priced where both are reasonable.
Each step piece is tucked under a course of shingles, then the counter pieces are let into a groove sawn in the mortar and sealed, so rain always runs outward.
We run water at the chimney from above and check the attic for any seepage before leaving.
What this work is quoted at for Lakewood homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Lakewood | What that covers |
|---|---|---|
| Chimney Flashing Repair | $330–$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 $375 | Masonry repair — brick and mortar, scoped after diagnosis |
Ranges are what these jobs are quoted at in Lakewood. 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.
Some Lakewood owners fixing a leaking chimney decide it is also time to retire an old wood stove. Under Puget Sound Clean Air Agency's rule, an uncertified stove may not stay in use in the Tacoma-Pierce County zone; it has to be recycled or made permanently inoperable, for example by breaking off its doors so they cannot go back on, or holing the firebox.
The agency's recycling program pays Pierce County homeowners who take a working uncertified stove or insert to an approved recycler, and the owner handles the removal and transport. Ask for current terms on the agency's page before hauling it.
Lakewood is a city incorporated in 1996 around a string of lakes where Tacoma families first built lodges in the late 1800s, on American Lake, with homes with a median build year of 1975, about 59% of them built before 1980.
LakewoodPierce County, WA · 47.172, -122.519
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.
$330 to $1,500. A reseal costs least; full replacement or adding a cricket costs most. You see the price in writing first.
If the chimney is more than 30 inches across and stands below the ridge rather than on it, yes: Washington's residential code calls for a cricket there. The little peak splits the water and sends it around the stack instead of letting it pool on the uphill side.
Usually yes. It is the easiest moment to do it properly, and new shingles against old, tired flashing often leak within a few winters.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
