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Chimney Chase Repair in Seattle, Tacoma & Everett
Catch chase damage early and you repair a section instead of rebuilding the whole box. Free quote, same-day service often available, price match + 10–25% off.
- Free 2nd-opinion quotes
- Price match + 10–25% discount
- Same-day service often available
Request a Free Chimney Chase Repair Quote
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Chimney chase repair is the targeted fix for a framed chase that is damaged in one place but still structurally sound. Typical jobs: replacing a rotted top plate and the first course of sheathing under the cover, swapping a few boards of split or soft siding, rebuilding a corner where the trim let water in, resealing the seam between the chase cover and the siding, or reflashing where the chase meets the roof. The framing stays. Only the failed parts come off.
This is the right service for homeowners who noticed the problem early: a single soft spot at the top, one wall of loose siding, a stain that appeared after the last storm, or a rust line under the cover that has not yet reached the wood. It is also the right call if another company quoted a full chase rebuild and you want a free second-opinion quote on whether the framing really needs to go.
We repair chases throughout King, Pierce and Snohomish counties. Call 206-453-2045 for a free quote.
Symptoms
Signs you need chimney chase repair
- One soft or spongy spot near the top of the chase, rest of the box is firm
- A single board or panel of siding split, cupped or pulling loose
- Gap opened between the chase cover edge and the siding
- Corner trim separated from the siding with daylight behind it
- Fresh water stain on the ceiling or firebox after a heavy rain
- Caulk at the chase joints cracked, shrunk or missing
- Peeling paint and a dark streak on one side of the chase only
Common causes
- Cover seam or drip edge letting water behind the top of the siding
- Sealant at trim and siding joints aged out after years of rain
- Woodpecker, squirrel or storm damage to a single area
- Roof-to-chase flashing lifted or pulled loose
- Siding nails backed out and let boards move and leak
- Moss and debris trapped on the shaded side holding moisture
How It Works
Our chimney chase repair process
We start by mapping how far the damage actually goes. We probe the top plate, corners and the framing behind any soft siding, check the chase cover for rust and standing water, look at the roof flashing line, and check inside the firebox and attic for water tracks. The goal is a clear line: everything past this point is solid. If there is no such line because the framing is rotted through, we say so and quote a rebuild instead, with a free second-opinion quote if you already have one.
Free quote with a marked scope
We show you exactly which boards, trim pieces and sections of sheathing are coming off and which are staying.
Remove only the failed material
Damaged siding, trim and sheathing are cut back to solid wood. Sound framing and siding are left alone.
Replace the rotted section
A new top plate section, sheathing and blocking are sistered or spliced into the existing framing so the repair carries load.
Reseal and reflash
We install new housewrap over the repair, reflash the roof line where needed, and seal the cover-to-siding seam with a sealant made for exterior metal and wood.
Patch siding and trim
Replacement siding and trim are fitted to match the existing profile, fastened, caulked and primed.
Options
Repair and service options
Chase repairs are priced by what actually needs replacing. The usual menu:
- Top-of-chase repair: replace the rotted top plate section and upper sheathing under the cover, then reset or replace the cover. This is the most common repair because the cover is where water gets in first.
- Siding and trim replacement: swap individual boards, a corner, or one full face.
- Joint resealing: strip failed caulk at trim, siding and cover seams and reseal.
- Roof-line reflashing: reset or replace the step and counter flashing where the chase meets the shingles. See flashing repair.
- Cover replacement: if the cover is rusted through, a repair is incomplete without replacing it. See chase cover replacement.
The threshold is simple: when the cost of replacing rotted pieces one at a time approaches the cost of a rebuild, or when the framing no longer holds a fastener, we recommend the rebuild. Either way you get a free quote and a price match plus 10–25% off.
Pricing
What affects the price
- Number and size of siding and trim pieces to replace
- Whether the top plate or sheathing needs a section replaced
- Siding material and how closely it must match
- Whether the roof-line flashing needs resetting
- Whether the chase cover is reusable or must be replaced
- Roof pitch and ladder or staging access
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
Please do not climb up to push on the chase or pull at loose siding. Soft framing at the top of a chase gives no warning before it gives way. We inspect from ladders with fall protection.
Even a small repair near the flue pipe has to respect the air clearance the fireplace manufacturer specifies between the pipe and framing. We keep new blocking and sheathing out of that space. NFPA 211 recommends an annual inspection, and an annual look at the chase is the cheapest way to keep a repair from turning into a rebuild.
Seattle & Puget Sound conditions
Seattle averages roughly 150–156 days a year with measurable precipitation, and the NOAA 1991–2020 normals put about 29.65 inches of rain in the October-to-March wet season. A cracked bead of caulk at a chase seam stays wet for most of that stretch, which is how a small joint failure turns into a soft top plate by spring.
Winter lows at Sea-Tac average about 37°F with roughly 60 days touching freezing, so wet siding and trim swell, freeze and shrink repeatedly through the season. Moss takes hold fastest October through April on the shaded, slow-drying side of a chase. Repairing before the wet season costs a fraction of what the same chase costs once the framing has rotted.
Our Work
Chimney Chase Repair in action
Soft spot on the chase? Fix it now, not next winter.
Free quote, free second-opinion quote, price match plus 10–25% off, same-day service often available. If you're not happy, we're not done. Call 206-453-2045.
☎ 206-453-2045 Request a QuoteQuestions
Chimney Chase Repair FAQ
How do you decide between chase repair and chase rebuild?
We probe the framing. If the studs and top plate hold a fastener and the damage is confined to siding, trim, a cover seam or the top couple of inches of plate, we repair it. If the box leans, the top has sunk, or rot runs down to the roofline, a rebuild is the honest answer. We tell you which one during the free quote.
Can you just reseal the chase instead of replacing wood?
Sometimes, yes. If the wood is still sound and the only problem is failed caulk at the trim, siding or cover seams, a resealing job stops the water and costs very little. We will not seal over soft wood, though, because that traps moisture and speeds up rot. We check first.
Will you match my existing siding?
We match the profile and exposure of the existing siding and prime the new pieces. Replacement boards on a weathered chase will look newer until painted, so most homeowners paint the repaired face or the whole chase afterward. Fiber-cement is the most durable choice for replacements.
Is a leaking chase cover a chase repair?
It is part of one. A rusted cover is the most common reason water reaches the chase framing, so we check it on every chase repair and replace it when needed. If the framing is fine and only the cover has failed, our chase cover replacement page covers that job and its starting price.
I got a quote for a full rebuild. Can you check if I really need it?
Yes. We offer a free second-opinion quote. We probe the framing ourselves and show you where the rot stops. If the box is sound and only the top or one face is damaged, we quote a repair. If it truly needs a rebuild, we price match the other written quote and take 10–25% off.
How quickly can you repair a chase?
Most chase repairs are finished in a single visit once the scope is set, and same-day service is often available for quotes and small repairs. We work throughout Seattle, Tacoma, Everett and the road-accessible Puget Sound area, including Gig Harbor via the Tacoma Narrows Bridge. Call 206-453-2045.
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