Chimney Repairs in Ann Arbor
Michigan winters find every crack. We close them.
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CSIA & NFPA certified
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1-year workmanship warranty
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Written quote before any work
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4.9 · 1,066 Ann Arbor reviews
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40 years sweeping chimneys
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3,412 verified Google reviews
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4.9 average rating
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CSIA-certified crew
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NFPA 211 compliant
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Licensed in 6 states
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100% background-checked technicians
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Free estimates
●
40 years sweeping chimneys
●
3,412 verified Google reviews
●
4.9 average rating
●
CSIA-certified crew
●
NFPA 211 compliant
●
Licensed in 6 states
●
100% background-checked technicians
●
Free estimates
●
40 years sweeping chimneys
●
3,412 verified Google reviews
●
4.9 average rating
●
CSIA-certified crew
●
NFPA 211 compliant
●
Licensed in 6 states
●
100% background-checked technicians
●
Free estimates
●
40 years sweeping chimneys
●
3,412 verified Google reviews
●
4.9 average rating
●
CSIA-certified crew
●
NFPA 211 compliant
●
Licensed in 6 states
●
100% background-checked technicians
●
Free estimates
Pricing, before you commit
Want an estimate before booking?
Use our free Crown Repair & Rebuild Cost Calculator to get an estimated price in less than 30 seconds — crown work is the most common repair we quote, and the calculator prices both patching and full rebuild. No email, no callback, no surprise fees.
Estimate preview
Live
chimney-repairs
$595 – $4,995
Inspection (credited)
−$49
Typical job
$595 – $2,500
Final price quoted in writing before any work.
The craft, done properly
CHIMNEY REPAIR IN ANN ARBOR, MI
Chimney repair in Ann Arbor is mostly a water story. Lake-effect snow sits on masonry for weeks, thaws, and refreezes — and that cycle is what opens mortar joints, cracks crowns, and lifts flashing across Washtenaw County every single winter. Tuckpointing runs $595–$4,995 depending on scope; flashing repair $595–$3,495. Every job is measured on site and quoted in writing with photos, and all structural labor carries a 1-year workmanship warranty.
The housing stock here makes the work specific. Century-old brick near campus and through Burns Park was laid with soft lime mortar that weathers differently than the harder mixes on newer builds in Scio and Pittsfield Township — matching it correctly is the difference between a repair that lasts and one that fails in three seasons. The craft itself is detailed on our chimney repair service page. Not sure what's failing? An Ann Arbor inspection settles it for $49, credited toward the repair.
Tuckpointing and crown repair on a 1950s colonial — Ann Arbor, MI
The Work
What a chimney repair does for an Ann Arbor home.
Mortar is the sacrificial layer — it weathers so the brick doesn't. When joints recede, water reaches the brick faces, and Michigan's freeze-thaw cycle pries them apart a little more each season. Walk the older streets here and you'll see the result: flaking faces, crumbling joints, and the white efflorescence staining near the Huron River that means water is already moving through.
Tuckpointing grinds each failing joint to sound depth and repacks it with mortar matched to your brick. Crown work seals the top slab and repairs the drip edge. Flashing gets re-set in aluminum or lead-coated copper — never plastic, never rubber. Everything is photographed before and after. And if the damage points to something bigger, you get the honest read and both prices in writing before anything starts — see what a full rebuild costs for comparison.
Our Ann Arbor crew also covers Brighton and Northville, plus Ypsilanti, Saline, Dexter, and Pittsfield Township. Full local service list on the Ann Arbor page.
When to book
What are the signs your Ann Arbor chimney needs repair?
Masonry damage announces itself quietly, then expensively. These are the signs our Washtenaw County crews see most — each one means water has found a way in before the next freeze.
Caught at the mortar stage, most of these are a one-visit repair. Left through two or three Michigan winters, they graduate into rebuild territory — a four-figure difference.
What to expect
What happens during a chimney repair?
Repair visits are quoted first, worked second — you approve the written price before a single joint is ground. Most Ann Arbor tuckpointing and flashing jobs run half a day to a full day on site.
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Assessment & measurement
Every failing joint, crack, and flashing gap is measured and photographed on site. The quote is built from real dimensions, not estimates from the driveway.
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Written quote first
You approve the exact price in writing before a single joint is ground. All structural labor carries a 1-year workmanship warranty.
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Surface preparation
Deteriorated mortar is ground or chiseled to sound depth; failing flashing is lifted; crown cracks are cleaned and prepped for bonding.
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The repair itself
Joints repacked with mortar matched to your brick, flashing re-set in aluminum or lead-coated copper, crowns patched and sealed with a flexible coat.
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Photo documentation & cleanup
Before-and-after photos of every repaired area go in your report. Debris hauled, site cleaned, warranty terms in your hands before we leave.
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Moe (and team) did a great job with our chimney repairs! Moe’s inspection was thorough and he took the time to explain each task in the quote. Scheduling the repairs was easy and after the work was complete, he explained everything they did. Moe also took lots of pictures before and after the work to document, which I appreciated.
Jacob Rogers
Ann Arbor Client
The Brown Chimney Standard · Ann Arbor
Built for Michigan winters, not brochure weather.
Freeze-thaw is the local enemy
Lake-effect snow sits for weeks, then thaws. That cycle is what cracks Ann Arbor mortar — and what our repairs are specified against.
Code-ready inspections
From older homes near campus to newer builds in Scio and Pittsfield Township, our repairs pass local inspection.
1-year workmanship warranty
Every piece of structural labor we perform is covered for a full year — in writing, not in promises.
Price fixed before we start
Measured on site, quoted in writing, approved by you — then the work begins. Never the other way around.
For transparency
What this visit doesn't cover.
Full chimney rebuilds — brick-count pricing, quoted separately after assessment
Pre-existing shingle or roof deck damage (documented in photos and quoted, but roofing repair is scoped separately)
Gas appliance service — separate visit with its own dedicated safety checklist
FAQs
Common questions about chimney repairs
How much does chimney repair cost in Ann Arbor?
Tuckpointing in Ann Arbor runs $595–$4,995 depending on scope and access; flashing repair $595–$3,495; brick replacement starts at $850. Every repair is measured on site and quoted in writing with photos, backed by a 1-year workmanship warranty.
When is the best time for chimney repair in Michigan?
Late summer and early fall. Mortar and sealants cure best in dry, moderate temperatures — and finishing before the first freeze means the repair faces its first winter fully set. Ann Arbor's fall schedule fills early.
Why do Ann Arbor chimneys crack so often?
Freeze-thaw cycling. Lake-effect snow sits on masonry for weeks, melts into any hairline opening, then refreezes and expands. Repeated over a few winters, that pressure opens joints and spalls brick faces — it's the single most common cause of the repairs we quote here.
Do you repair chimneys outside Ann Arbor?
Yes. From our Eisenhower Parkway office we cover Washtenaw County and the surrounding area — Ypsilanti, Saline, Dexter, Pittsfield Township, plus Brighton and Northville.
Do older homes near campus need different repair work?
Often, yes. Much of the older Ann Arbor stock was laid with soft lime mortar, which needs a compatible mix rather than modern hard mortar — the wrong material accelerates brick damage instead of stopping it. We match to what's there.
Related Services
Related Services
A safer hearth — for 2026
Fixed right, before the freeze.
Every Brown Chimney repair in Ann Arbor is measured on site, quoted in writing with photos before work begins, and backed by a 1-year workmanship warranty on structural labor. Book online or call 248-260-5979.