The chimney fix: How to keep it working without wasting money

When a chimney sweep climbs down from his ladder and says you need to spend thousands of dollars on repairs before it's safe to put match to kindling, how can you be certain he's not just blowing smoke?

Unlike the licensed inspectors who evaluate a home before purchase, most chimney inspections are performed by people who include repair work as a major part of their business. And few homeowners have the expertise needed to judge whether their chimney's insides are in working order or whether the inspectors are recommending a deluxe repair job when something simpler -- and cheaper -- would do.

Stan Thomas, 52, was recently confronted with the bad news that his chimney needed work, and because he had it serviced regularly, he was skeptical. "I said, 'You've got to be kidding me,' " said Thomas, 52, of Huntingtown, Md. However, video helped convince Thomas that the repair work was necessary. His cleaning and inspection were performed by a certified company that filmed the chimney's interior, and he is satisfied that the repairs were essential.

Thomas did some Internet research, sought a second opinion from another company that confirmed the findings and ended up hiring Chesapeake Chimney -- the same contractor that did the original inspection -- to do the work, which cost $2,700 for a stainless steel liner that connects to his stove and a repair to the top of the chimney, including a cap. The video "paints a pretty good picture," said Thomas, who said his house was built in the late 1970s. "My chimney was not up to code in this day and age. It was cracked a lot, and it could let the gases come back down . . . and re-enter the house."

Residents want to avoid nightmare situations such as a $48,500 chimney repair bill mediated in 2005 by the Montgomery County Office of Consumer Protection. A chimney sweep informed a homeowner that three flues servicing her two fireplaces and furnace all needed to be re-lined. The chimney repair company and homeowner resolved the issue without going to court after a report from an independent inspector determined that the repairs made should have cost one-fourth that amount or less, according to Eric Friedman, the office's director.

The Internet is full of reports of chimney-repair scams that typically start with a deeply discounted chimney cleaning. Area consumer officials said they have not been receiving complaints about such schemes lately, but they advise homeowners to approach these jobs with the same caution and due diligence that they should apply to any big-ticket home repair.

Researching the costs and procedures can head off problems. And if repairs are recommended, spending a few hundred dollars on a second opinion could save money in the long run.

Experts recommend hiring only industry-certified companies for inspections and being cautious when offered a discount on a routine cleaning. If the regular price for a chimney cleaning can't be documented ahead of time, you can't verify whether a "discount" coupon is really a savings, Friedman said. It could be the bait that leads to a high-dollar repair. "Take that $25 coupon and burn it in your fireplace, for that's what it's worth," he said.

A proper cleaning and inspection in the Washington area should cost about $130 to $150 and take at least an hour. Sweeps use special tools and a vacuum to clean the chimney and then visually inspect accessible parts of the structure. Technicians certified by the nonprofit Chimney Safety Institute of America earn credentials after two exams and a review session, and must re-test and/or participate in continuing education afterward.

A video camera inspection costs $100 to $150 more, but cameras can document problems in hard-to-reach places. "It's peace of mind for everybody. It allows me to be able to sleep at night," said Mark Dent of Chesapeake Chimney, in Prince Frederick, Md. "It's very easy for the homeowner. . . . It's like watching television," said Jerry Neal of Barnesville, who operates Sugarloaf Chimney Restoration. Both companies, certified by the CSIA, also repair chimneys.

When the technicians discover problems, "I tell my customers . . . I found this damage and suggest you get a second or third opinion," said Neal, adding that homeowners should learn about chimney cleaning and repairs online before scheduling a sweep and inspection.

Steven Smitson, executive director of the Maryland Home Improvement Commission, encouraged homeowners to get several estimates and suggested hiring a licensed inspector who has no financial interest in repairs. But Neal noted that many home inspectors are generalists who lack the equipment or expertise to do specialized analysis.