How much to fix damp around a chimney breast?

Question

Our house is a 1930s semi and there's a damp patch on the bedroom wall right where the chimney breast is. It only gets worse after heavy rain, so I'm guessing it's the flashing or the pointing up top. Had one roofer round who quoted £850 without even going up on the roof. Does that sound about right, and what would a proper repair normally cost?

Daniel · Accepted Answer

From what you’ve described, £850 isn’t necessarily too expensive, but I would be wary of a roofer giving a price without properly inspecting the roof first.

Damp appearing on a chimney breast that gets noticeably worse after heavy rain is often caused by water getting in around the chimney. The most common issues are failed lead flashing, worn pointing, cracked flaunching, or damaged tiles where the chimney meets the roof.

As a rough guide, replacing lead flashing is usually around £400–£900, repointing a chimney is often £300–£700, and if both jobs are needed together it’s commonly £700–£1,300. The final cost depends on the condition of the chimney and whether scaffolding is required.

Before going ahead, I’d recommend getting a roofer to carry out a proper inspection and provide photos of the chimney along with a breakdown of what’s actually needed. That way you know you’re paying for the correct repair rather than guessing at the cause.

Jay · Answer

Hi , is the chimney still in use? It do get worse during the bad weather as if not in use there’s nothing drying the water that gets in out. I recommend taking the chimney away if not in use. Otherwise a repair £850 is on the high side and repairs with chimneys are a risk.

Chris · Answer

Hi, good afternoon if it’s only the flashing and some pointing we charge around £650 without going up and looking whereabouts are you based? Maybe I can come round and take a look let me know thanks Chris.

Michael · Answer

All depending upon size of chimney and any other problems. However £850 is a little on the cheap side.
if it was for a full chimney repoint new flashing and potentially new chimney flaunching i would Quote for a  average chimney £1000_£1350.

However without going up on the roof to investigate the route course of the problem don't no if just chucking money at nothing.

Could be a case of perished felt a good roofer will check everything around and above the chimney before pricing. If in doubt find another company no harm in getting few quotes and information ect.

Mebarek · Answer

Heya they should go up on the roof and inspect the chimney take pictures and give you a written estimate

Brandon · Answer

This all depends on what needs to be fixed and also what accessibility do yo have easy or difficult? do you need scaffolding?

Generally should be £350-£1850 all depending on the above.

Martin · Answer

Hi Greg, from the description it does sound like the damp could be coming from the chimney area, especially as it gets worse after heavy rain. Common causes can include failed lead flashing, damaged pointing, cracked chimney mortar, defective soakers, or water getting in around the chimney stack.
A proper inspection from roof level is important before giving a price, as a quote without checking the chimney can easily miss the actual cause of the problem.
Costs can vary depending on what is found. For example, repointing or small repairs may be a few hundred pounds, whereas replacing or repairing lead flashing and carrying out more involved chimney work can often be in the £500–£1,200+ range depending on access, scaffolding requirements and the extent of the damage.
I would recommend having the chimney, flashing and surrounding roof area inspected first, then the correct repair can be carried out rather than just treating the damp inside.
Oakridge Roofing & Home Improvements specialise in identifying the source of leaks and damp issues and carrying out permanent roofing repairs.
This should come across as knowledgeable rather than just trying to sell.

Luke · Answer

Based on what they've described, £850 isn't necessarily unreasonable, but I wouldn't quote that without carrying out an inspection first. A damp patch around a chimney breast after heavy rain could be caused by several different issues, including:
Failed lead flashing
Cracked or missing mortar around the flashing
Deteriorated chimney pointing
Damaged chimney flaunching
Broken or slipped tiles around the chimney
Defective lead soakers (if fitted)
A proper roofer should inspect the roof before giving a fixed price.
For Oak & Slate Construction, I'd offer a free inspection and then quote based on what you find. If the issue is limited to repointing the flashing and carrying out minor repairs,

How much to fix damp around a chimney breast?

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