University Place, Pierce County
Chimney flashing repair in University Place costs $330 to $1,500. The bottom of that range buys a reseal of counterflashing that has pulled off the brick. The top buys a complete new set: step pieces, counterflashing and a back pan. Before any of it, we find out whether the flashing is really where the water comes 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 University Place home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for University Place 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.
On a University Place house the flashing is often as old as the roof it sits on, or older, if the roof was redone and the metal around the chimney was simply caulked and left. Caulk is a patch, not a seal. After a few wet winters it shrinks away from the brick, and water finds the gap.
Part of University Place runs down to Puget Sound; the city's waterfront includes Chambers Bay, which opened as a golf course in 2007. The city itself is younger than most of its houses, having incorporated only in 1995.
On a house facing that water, rain is pushed up the roof slope and sideways against the chimney. Flashing that would shed a gentle rain gets overwhelmed at the upslope corners, which is where we see the most failures and where we lap the new metal the most generously. In WeatherSpark's figures for the city, November is the windiest month, right as the heavy rain arrives.
Behind a chimney, on its uphill side, needles and dirt collect in a pocket the flashing was never meant to hold. Moss moves in, and OSU Extension explains the result: wet soil held in the mat pries shingles upward, and rain then gets beneath them.
Washington's residential code addresses that pocket directly. A chimney more than 30 inches across, where it does not straddle the ridge, needs a cricket to split the water around it. Older stacks sometimes never got one, so when we redo the flashing on those, we add it.
Every chimney flashing repair we do in University Place includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowA leak beside a chimney is the classic complaint, but the cause varies. Sometimes it is the flashing itself, bent or rusted through. Sometimes it is a counterflashing joint that was never cut into the mortar. And sometimes the flashing is fine and the water is coming through a cracked crown or porous brick higher up, which is why we trace the leak before replacing metal.
We inspect attic side and roof side, and water-test if needed, to be sure the flashing is at fault. This visit is $99 plus tax, credited if you approve the fix.
A reseal, a partial replacement or a full new set, with the price for each written out.
We peel back the shingles around the stack, weave fresh step pieces in with each course, and let the counterflashing into a groove sawn into the mortar.
Joints are sealed, shingles are relaid, and you get photos of all four sides.
The station with the longest record nearby, Tacoma #1, averaged 39.76 inches of precipitation a year from 1982 to 2016, and its November average alone is 6.82 inches. A flashing seam that is slightly open gets tested by that water week after week.
Small leaks here rarely stay small, because the wood under the flashing stays wet all winter. NFPA 211 calls for a yearly chimney inspection, and checking the flashing is part of it; catching a lifted counterflashing early is much cheaper than replacing rotted sheathing.
What this work is quoted at for University Place homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in University Place | 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 University Place. 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.
University Place is a city incorporated in 1995 and named for a university campus planned in the 1890s but never built there, on Puget Sound, with homes with a median build year of 1981, about half of them built before 1980.
University PlacePierce County, WA · 47.250, -122.552
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 sits near the low end; a complete replacement with a back pan or cricket is near the high end.
It can be either. Stains that appear during wind-driven rain often point to flashing; leaks that show days later can mean water soaking through the brick or crown. We check both before quoting.
Usually not for flashing alone. We lift the nearby shingles and lay them back down. If the roof itself is near the end of its life, we say so.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
