Crown, Cap or Chase Cover: Which Part of Your Chimney Top Failed?

The problem family: the lid is leaking

Water, embers and animals all have one way in: the top. When the crown cracks, the cap rusts or blows off, or the chase cover rusts through, the chimney starts taking on water. In the Seattle area that is not a summer problem. November alone averages 6.31 inches of rain at Sea-Tac, and winter lows hover just above freezing, so wet concrete and masonry freeze and thaw over and over instead of staying frozen. Small cracks become big ones in a single season.

How to tell which component you are dealing with

Brick chimney: the crown

The crown is the sloped concrete slab that covers the top of the brick and sheds water past the edges. Signs it is failing: hairline or open cracks across the top, pieces of concrete on the roof or in the gutter, water stains on the brick just below the top, and a crown that is flat or too thin with no overhang. If the slab is sound but cracked, a flexible crown coat seals it. That is chimney crown repair. If the slab is crumbling, was poured from mortar instead of concrete, or has no overhang or drip edge, sealing it is wasted money. That is a chimney crown rebuild, starting at $299.

Any chimney: the cap

The cap sits over the flue opening with a screen around it. It keeps rain out of the flue, keeps birds and raccoons out, and stops sparks from landing on the roof. Signs it has failed: rust, a missing or torn screen, a cap lying in the yard after a windstorm, or no cap at all. Water in the firebox after rain with an otherwise sound crown usually points here. See chimney cap replacement.

Framed chimney: the chase cover

If your chimney is clad in siding rather than brick, it is a framed chase around a factory-built flue, and the lid on top is a chase cover. Builders commonly installed galvanized steel, which rusts. Signs: rust streaks down the siding, a cover that sags in the middle and holds a puddle, or water dripping inside the chase. The fix is a new stainless or aluminum cover, cross-broken so it sheds water. See chimney chase cover replacement, starting at $299. If the water has already rotted the framing underneath, that becomes a chase repair or chase rebuild.

What to do first

• Look from the ground or a window. Is the chimney brick or siding? Is there a cap? Are there rust streaks?
• Check the firebox and nearby ceiling for water after the next rain.
• Stay off the roof. Photos from the ground are enough for us to start.

Call 206-453-2045 and we will look at the top, confirm which component failed, and give you a free quote. Most crown, cap and cover jobs are single-visit, and same-day service is often available in Seattle, Tacoma and Everett. If you already have a quote, we price match and take 10 to 25 percent off, and our free second-opinion quote will tell you honestly if a repair will hold or a rebuild is the only thing that lasts.

Prevention after the fix

A sound crown with an overhang, a stainless cap and, on framed chimneys, a stainless chase cover will keep the top dry through many winters. If you are unsure what is up there now, a chimney inspection covers all three. Guarantee on every job: if you are not happy, we are not done.