Chimney repointing and rebuilding: what brick repairs involve and cost

Updated November 10, 2026 · KeystoneProGuide editorial team

What masonry repairs can a chimney need?

From the lightest job to the heaviest: sealing the brick, renewing the mortar joints, smoothing the smoke chamber, rebuilding the part of the stack above the roof, and rebuilding the whole chimney. Which one you are quoted depends on how far water and heat have got. This Old House notes that the stack above the roofline is fully exposed to rain, wind and freezing temperatures and takes the most weather-related wear, so that is the part that may need repointing or partial rebuilding over time.

What do the terms mean?

The words are used loosely, so pin them down in any quote. These are This Old House's definitions.

• Re-mortaring. Applying fresh mortar to joints that have cracked or worn.
• Repointing. A form of re-mortaring in which some of the old, damaged mortar is removed before new mortar goes in.
• Tuckpointing. Strictly, repointing with two colors of mortar, one matching the brick, so the joints look thinner and neater. Many people use the word to mean repointing.
• Parging. Coating the smoke chamber above the firebox with mortar or a sprayed lining so the surface is smooth and residue builds up more slowly.
• Sealing. A waterproof sealant applied to the outside of the chimney to keep moisture out of brick and mortar.
• Rebuilding. Taking down and relaying part or all of the chimney when the damage is structural.

What does careful repointing look like?

There is a federal benchmark. The U.S. General Services Administration publishes a specification for repointing historic masonry on government buildings. It is written for historic properties, it is offered only as a reference and it does not mention chimneys, but it shows what a careful mason does, and you can ask a contractor how each point will be handled on your house.

• The new mortar matches the old. The specification says repointing mortar shall match the original in color, grain size and texture, and that its compressive strength shall be equal to or less than that of the original mortar and the surrounding brick or stone.
• The joints are cut back properly. Old mortar is raked back to sound, solid material, to a minimum depth of 2.5 times the height of the joint.
• Hand tools come first. Power tools are allowed only after test cuts show they do not damage the masonry.
• Cold is planned for. When the air is below 40 degrees F the specification calls for heated mixing water and for the mortar to be kept above that temperature for at least 48 hours after the work is finished.
• The mortar is cured. New joints are kept thoroughly damp for a minimum of 72 consecutive hours.

On an older house, ask what mortar the contractor proposes and how it compares with what is in the wall now.

When is rebuilding needed instead?

When the structure, not just the joint, has failed. This Old House says a chimney with severe structural damage, such as leaning masonry or extensive brick deterioration, may need partial or complete rebuilding, and warns that a chimney crumbling from water damage may collapse. A cracked foundation pad under the firebox can also leave a chimney leaning.

Fire is the other cause. CSIA, the trade's certification body, says a chimney fire can crack tiles, displace mortar and damage the outer masonry, and that the remedy ranges from replacing a few flue tiles to rebuilding the entire chimney.

The University of Missouri Extension warns that a chimney that is not structurally safe can fall apart when a ladder or a person's weight leans against it.

What does the work cost?

These are national figures. This Old House says its numbers are based on estimates from two other cost sites, and it gives repair costs by the kind of chimney as well: $300 to $1,500 for masonry and $1,000 to $4,000 for a stucco-covered one. Angi says replacing a whole chimney can cost as much as $15,000.

Labor is a large part of any of these. This Old House puts chimney repair professionals' rates at $50 to $150 an hour and points out that ladders, scaffolding or staging are needed above the roofline, which adds time and cost.

Does masonry work on a chimney need a permit in Pennsylvania?

The state leaves most of it to your municipality. The statewide construction code does not apply to repairs to residential buildings, or to alterations that make no structural change, unless a local ordinance says otherwise. It defines a repair as the reconstruction or renewal of any part of an existing building for the purpose of its maintenance. A separate section says an ordinary repair needs no permit but that cutting away any part of a load-bearing wall, or removing a structural support, is not an ordinary repair.

Local codes fill the gap, and they differ.

• Whitpain Township, in Montgomery County, lists constructing, installing or modifying a fireplace or chimney among the jobs that need a permit application.
• Abington Township's code, also in Montgomery County, says minor repairs for maintenance and upkeep that involve no structural changes in the permanent chimney may be made without a permit.
• Philadelphia says you often need no building permit for pointing masonry, but that major repairs beyond regular maintenance need one. If the house is on the city's historic register, masonry pointing, repair and replacement all need the Historical Commission's review first, and the Philadelphia guide explains the steps.

Repointing a few courses and rebuilding a stack from the roofline up may not be treated alike. Ask your building code office before work starts, and ask the contractor who will apply.

What paperwork should come with a masonry job?

Repairing or rebuilding brickwork on a house is work the state's home improvement law names, so a job above $500 needs a written contract with the contractor's state registration number, a description of the work and materials, start and finish dates and the total price. On a job above $5,000 the deposit is capped at one-third of the price plus special-order materials. The Attorney General's contractor search has a work type for brick and stone masonry as well as one for chimney sweeps.

For a rebuild, This Old House suggests getting quotes from at least three professionals and being wary of any that is much higher or much lower than the others. Ask each one for photographs of what they found.

Water is often what brings the mortar down, and chimney caps, crowns and flashing covers the parts that keep it out. Your contract rights are in what Pennsylvania requires, and businesses that repair chimneys are on the chimney sweeps directory page.

Sources

1. How Much Does Chimney Repair Cost?, This Old House
2. How much does a chimney sweep cost?, HomeGuide
3. How Much Does a Chimney Sweep Cost? [2026 Data], Angi
4. Repointing historic masonry, U.S. General Services Administration
5. Preventing Chimney Fires, Chimney Safety Institute of America (CSIA)
6. Cleaning Stovepipes and Chimneys, University of Missouri Extension
7. 34 Pa. Code § 403.62. Permit requirements and exemptions., Commonwealth of Pennsylvania (Pennsylvania Code)
8. 34 Pa. Code § 403.1. Scope., Commonwealth of Pennsylvania (Pennsylvania Code)
9. 34 Pa. Code § 401.1. Definitions., Commonwealth of Pennsylvania (Pennsylvania Code)
10. Code of the Township of Whitpain, Part 7: Construction Standards, Township of Whitpain, Montgomery County
11. Code of the Township of Abington, Chapter 62, Article I: General Standards, Township of Abington, Montgomery County
12. Get a Building Permit, City of Philadelphia
13. Get approval for work to a historic property, City of Philadelphia
14. Frequently Asked Questions: Home Improvement Contractor Registration, Pennsylvania Office of Attorney General
15. Home Improvement Contractor Search, Pennsylvania Office of Attorney General