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Chimney Crown Rebuild in Lynnwood, WA
Crown rebuilds starting at $299 for Lynnwood's 1960s-80s brick chimneys. The crown is the lid; when it cracks, everything below gets wet.
- Serving Lynnwood & Snohomish County
- Free 2nd-opinion quotes
- Price match + 10–25% discount
Free Chimney Crown Rebuild Quote in Lynnwood
We'll confirm a time by phone or text.
The crown is the sloped slab on top of a masonry chimney that sheds water away from the flue and the brick. On Lynnwood homes from the 1960s and 70s, which make up a big share of the city's ramblers and split-levels, the original crown is typically a thin "mortar wash" troweled on by the mason, not a proper cast concrete slab. Those crack within a couple of decades, and by now most are 45 years old or older. A cracked crown lets water into the top courses of brick, which is why the top of a Lynnwood chimney so often looks worse than the rest of it: loose brick, missing mortar, and rust streaks from the cap.
A rebuild, starting at $299, removes the failed crown and forms a new one with a proper overhang, a drip edge and a slope, then seals the joint at the flue tile so it can move without cracking. Lynnwood, Alderwood Manor, Martha Lake, Lake Stickney and Brier are about 40 minutes from our Renton office. We give a free quote, a free 2nd-opinion quote if you already have a bid, and price match plus 10-25% off. If you're not happy with the finished crown, we're not done. Crown rebuild details or call 206-453-2045.
Symptoms
Signs Lynnwood homeowners notice
- Pieces of concrete or mortar missing from the top edge of the chimney
- Cracks wide enough to see daylight or fit a coin into
- The crown is flat or dished in the middle so water pools on it
- No overhang: the slab ends flush with the brick faces
- The top two or three courses of brick are spalling or loose
- A previous crown sealant is peeling off and the cracks underneath have reopened
Lynnwood Conditions
Why this happens in Lynnwood
Crowns fail in Lynnwood because they are the one part of the chimney that is horizontal, exposed on every side, and sitting in rain for most of the year. Sea-Tac's 1991-2020 normals show 40.34 inches annually and 73% of it in the October-March wet season. Water sits in hairline cracks in the crown, and the region's winter pattern, normal lows around 37F with about 60 days a year touching 32F, freezes and thaws it repeatedly rather than leaving it frozen. The Brick Industry Association documents that water freezing in saturated masonry pores expands and drives cracking, spalling and disintegration, and a thin mortar-wash crown has almost no reserve against that. The crack widens, the brick under it saturates, and the damage works down the chimney. On a 1970s Lynnwood split-level, we typically find the crown gone, the top two or three courses loose, and a tile liner cracked at the top where water has been entering. Doing the crown early is what keeps that from becoming a partial rebuild starting at $299.
How It Works
Our chimney crown rebuild process
Remove the failed crown
We break out the old slab or mortar wash down to solid brick, protecting the flue opening so debris does not fall into the chimney.
Repair the top courses
Any loose or spalled brick in the top courses is reset or replaced so the new crown sits on sound masonry.
Form with overhang and slope
We build a form that projects past the brick faces on all sides and slopes the surface away from the flue so water runs off instead of sitting.
Pour and finish
The crown is poured in a single placement with a bond break around the flue tile so heat expansion does not crack it, and a drip edge is formed on the underside of the overhang.
Cure and seal
Once cured, we apply a breathable water repellent and, where useful, a flexible sealant at the flue joint. A new cap goes on if the old one is damaged.
Full details, options and pricing factors on the main Chimney Crown Rebuild page.
Need chimney crown rebuild in Lynnwood?
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Chimney Crown Rebuild in Lynnwood — FAQ
Can you just seal the crown on my Lynnwood chimney instead of rebuilding it?
If the crown is thick, sound and has only fine surface cracks, a flexible crown sealant is a fair fix and we'll say so. If it's a thin mortar wash that's broken into pieces, which is typical on 1960s-70s Lynnwood homes, sealant is money down the drain. The free quote tells you which you have, with photos.
How long does a crown rebuild take, and does weather matter?
Most Lynnwood crowns are a one-visit job, a few hours on the roof plus cure time. The new crown needs a dry window to set, so in the wet season we schedule around the forecast and cover the work if a shower moves in. Late summer, with only about 3 inches of rain from June to August, is the easiest time to book.
How soon can you do chimney crown rebuild in Lynnwood?
We confirm a time by phone or text after you request a quote; same-day service is often available for urgent problems in Lynnwood and the rest of Snohomish County.
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