Steilacoom, Pierce County
Chimney flashing repair in Steilacoom runs from $330 to $1,500. Resealing flashing that is still sound but has opened at the edges is at the low end; tearing out corroded metal and installing new step and counter flashing, sometimes with a cricket behind the stack, is at the high end. We find the actual entry point first, because a stain on the ceiling is not always where the water got 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 Steilacoom home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Steilacoom 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.
The seam where a roof meets a chimney is the weakest line on many Steilacoom houses. Homes built in the 1970s and 80s often still have their original flashing, sealed with caulk that has been redone more than once, and roofs replaced over the years sometimes left the old metal tucked underneath. On the older buildings downtown, counter flashing set into mortar joints needs care so the brick is not damaged getting it out.
Steilacoom sits right on Puget Sound, looking across to Anderson Island, where the county ferry from the town dock runs. Weather crosses that water without obstruction, and WeatherSpark records about half the year, mid-October through late April, as the windier season in town.
Wind is what turns a small flashing gap into a leak. A chimney has to stand well clear of the roof under Washington code, at least 3 feet above where it exits, and the flashing at its base takes gusts from every direction. We lap the metal so wind-driven water runs off it rather than into it.
Once a stack measures more than 30 inches across and meets the roof somewhere below the ridge, Washington's residential code wants a cricket built behind it to split the runoff. Many older Steilacoom chimneys were built without one, and needles and moss collect in the flat pocket behind them.
Moss traps soggy debris on the roof and can pry shingles up, OSU Extension cautions, and zinc sulfate treatments will corrode copper. So we clear the pocket by hand, add a cricket where the chimney needs one, and avoid chemical treatments next to copper flashing.
Every chimney flashing repair we do in Steilacoom includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowLeaks here tend to show up during a storm rather than a steady drizzle. Rain blown sideways off the water finds any lifted edge, and a stain appears on the ceiling beside the fireplace or in the attic. Moss packed against the upslope side of the chimney keeps the joint wet between storms, which speeds corrosion of the metal.
We look from the attic for wet framing, then from the roof for the gap that matches it, so the fix targets the real cause.
Old caulk, rusted metal and trapped moss are removed until clean brick and sound roofing are showing.
Step pieces are laced between shingle courses, the counter layer is let into a mortar joint, so water sheds instead of sitting against a bead of sealant.
Photos of each stage show you what was found and what was put back, useful if you sell the house later.
In WeatherSpark's figures, Steilacoom stays in its wetter season from about October 10 to May 1, while July averages only about 0.7 inches of rain. Summer is when a roof and a chimney dry out enough for sealants and new metal to go on in ideal conditions.
A leak found in November still gets fixed, but in winter we may put in a sound temporary seal first and come back for the permanent work in a dry spell. The Washington State Fire Marshal's yearly inspection advice also helps here: a late-summer check spots lifting flashing before the rains start.
What this work is quoted at for Steilacoom homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Steilacoom | 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 Steilacoom. 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.
Steilacoom is the first town incorporated in Washington, in 1854, now a national historic district, on Puget Sound, with a historic core with 68 contributing properties, among them the 1857 Orr home, beside newer homes.
SteilacoomPierce County, WA · 47.171, -122.602
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 $330 to $1,500. A reseal is the smaller bill; complete replacement with new metal, or a cricket on a wide chimney, costs more.
Heavy gusts push rain up and under flashing edges that stay dry in a calm shower. That points to a lifted or poorly lapped piece of metal.
Usually, yes. Water through porous brick or a cracked crown looks different from a flashing leak, and we show you the evidence before recommending anything.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
