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Chimney Chase Rebuild in Seattle, Tacoma & Everett
When the framing under the siding is rotten, patching is wasted money. We rebuild framed chases starting at $299. Free quote, price match plus 10–25% off.
- Free 2nd-opinion quotes
- Price match + 10–25% discount
- Same-day service often available
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A chimney chase is the wood-framed box that wraps a factory-built (prefab) fireplace flue and carries it above the roof. It is built like a small wall: studs, sheathing, housewrap and siding, topped by a metal chase cover and a cap. When water gets past a rusted cover or failed siding for enough winters, the top plate, sheathing and studs rot. At that point the chase cannot be patched. It has to be taken down to sound framing and rebuilt.
A chase rebuild is for homeowners whose chase is soft, leaning, visibly sagging at the top, or losing siding in sheets. It is common on 1980s-and-newer homes around Puget Sound, where prefab fireplaces are the norm in Renton, Kent, Bothell, Redmond, Gig Harbor subdivisions. We demo the rotted structure, frame it to the fireplace manufacturer's clearances, sheathe it, wrap it, re-side it to match the house, and finish with a new chase cover and cap so the same failure does not repeat. Not sure whether you need a full rebuild or a localized chase repair? Call 206-453-2045 for a free quote or a free second-opinion quote.
Symptoms
Signs you need chimney chase rebuild
- Chase leans, bows or looks crooked against the roofline
- Siding on the chase is soft, delaminating or falling off
- Top of the chase is sunken or the trim has pulled away
- Dark staining or mold on the chase walls and the roof below it
- Water or drips inside the fireplace or on the ceiling near it
- A screwdriver sinks into the chase framing at the top corners
- Rust streaks running down from the chase cover for several years
- Bees, birds or rodents getting in through gaps in the chase
Common causes
- Rusted-through galvanized chase cover letting water onto the framing
- Failed siding joints, missing kickout flashing or open trim seams
- No housewrap or flashing behind the original siding
- Years of deferred leaks that soaked the sheathing and top plate
- Moss and debris holding water against shaded chase walls
- Storm damage that opened the chase to rain
How It Works
Our chimney chase rebuild process
Before we quote a rebuild we confirm the rot is structural and not just cosmetic. We probe the top plate and corners, check whether the sheathing still holds a fastener, lift siding where it has let go, inspect the chase cover and flue pipe, and look inside the firebox and attic for water tracks. If the framing is sound we tell you so and quote a repair instead.
Free quote and scope
We measure the chase, photograph the damage, identify the fireplace model where possible, and write a quote that lists exactly what gets replaced.
Demolition to sound framing
We strip the cover, siding, trim and sheathing and cut out rotted studs and plates, stopping only where the wood is solid.
Reframe to clearances
New framing is built plumb and square, keeping the required air space from the flue pipe and supporting the chase top properly.
Sheathing, housewrap and flashing
We sheathe the box, wrap it, and flash the roof-to-chase joint so water is directed out, not in.
Siding and trim to match
We install siding and corner trim that match the house as closely as the material allows, then caulk and prime the joints.
New chase cover and cap
A properly sloped chase cover and a cap finish the job. The cover is the part that failed first, so it is not reused.
Options
Repair and service options
Most chase rebuilds follow the same structure, but you have choices on finish and top:
- Siding: fiber-cement lap, wood lap, or panel siding matched to the house. Fiber-cement holds up best in our wet winters.
- Chase cover: galvanized steel is the budget option but rusts again; stainless steel or aluminum lasts far longer. See chase cover replacement for the tradeoffs.
- Cap: a new cap keeps rain, embers and animals out of the flue. We cover cap choices on the chimney cap page.
- Partial vs full rebuild: if rot stops at the top couple of feet, we can rebuild only that section and tie into solid framing below. If rot runs to the roofline or below, the whole above-roof chase comes off.
Chase rebuilds start at $299. The final price depends on the size of the chase and the finish you choose. We price match any written quote and take 10–25% off.
Pricing
What affects the price
- Height and footprint of the chase above the roof
- How far the rot extends below the roofline
- Siding type needed to match the house
- Roof pitch and how the chase sits on the roof
- Chase cover material (galvanized, aluminum, stainless)
- Whether prefab flue sections need replacing
- Access for staging and debris removal
Every chimney is different, so you get a written quote after we look at the system. Ask about our price match and free second-opinion quote.
Safety & Seattle Conditions
Safety considerations
A rotted chase can give way under a person's weight. Please do not go up to check it yourself. We work from ladders and staging with fall protection and take the rotted material down in a controlled way.
Prefab fireplaces depend on air clearances between the flue pipe and the framing. A chase rebuilt without those clearances is a fire risk in the wall. We frame to the manufacturer's listing and keep combustibles out of that space. NFPA 211 recommends an annual chimney inspection, which is when chase problems are usually caught early.
Seattle & Puget Sound conditions
Sea-Tac's 1991–2020 NOAA normals show 40.34 inches of rain a year, with about 73% of it falling October through March. A framed chase with a leaking cover takes that water into the top plate for six months at a stretch, and the wood never dries out.
Seattle also sees roughly 60 days a year that touch 32°F while winter lows average around 37°F, so soaked framing freezes and thaws repeatedly rather than staying frozen. Moss spreads fastest October through April on shaded, slow-drying surfaces, and the shaded side of a chase holds that moisture against the siding.
Our Work
Chimney Chase Rebuild in action
Is your chase rotted? Get a free quote before it gets worse.
Chase rebuilds starting at $299. Free quote, free second-opinion quote, price match plus 10–25% off. If you're not happy, we're not done. Call 206-453-2045.
☎ 206-453-2045 Request a QuoteQuestions
Chimney Chase Rebuild FAQ
What is the difference between a chimney chase and a chimney?
A masonry chimney is brick or block carrying its own clay or metal flue. A chimney chase is a wood-framed, sided box around a factory-built fireplace's metal flue pipe. The chase is a wall, not masonry, which is why it rots instead of cracking. Our chimney repair page explains how we diagnose each type.
How do I know if I need a rebuild instead of a repair?
The test is the framing. If the studs, top plate and sheathing still hold fasteners and only the siding, trim or cover has failed, a chase repair will do. If the top of the chase is soft, the box leans, or a probe sinks into the corners, the framing is gone and patching just hides it. We check this during the free quote.
Does the chase rebuild start at $299?
Yes. Chase rebuilds start at $299 for the smallest, most accessible chases. Larger chases, rot that runs below the roofline, premium siding, and stainless covers cost more. We put everything in a written quote before work starts, and we price match any other written quote plus 10–25% off.
Can I keep using my fireplace while the chase is rotted?
We recommend not burning until it has been looked at. Rot usually means water has reached the flue pipe and possibly the firebox, and a sagging chase can shift the pipe sections out of alignment. A chimney inspection will tell you whether the flue is still safe to use.
Do you replace the chase cover during a rebuild?
Always. The cover is almost always what failed first, and reinstalling a rusted cover on new framing would start the same cycle again. We install a new, properly sloped cover and a cap as part of the rebuild. If your framing is fine and only the cover has failed, see chase cover replacement instead.
How long does a chase rebuild take?
Most above-roof chase rebuilds are finished in one to two working days, depending on size, weather and how far the rot extends. We schedule around dry windows when we can, and same-day visits for quotes are often available. Call 206-453-2045 to check availability.
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