Learn what you can expect to pay for chimney repairs at your St. Paul home.
One of the most common questions we hear at Fredrickson Masonry is: "How much will this cost?" It's a fair question, and one that deserves a straightforward answer. Unfortunately, many contractors either give vague "it depends" responses or lowball estimates that balloon once work begins.
This comprehensive pricing guide will help you understand what various chimney repairs actually cost in the St. Paul area, what factors affect pricing, and how to ensure you're getting fair value—not being overcharged or lured in with unrealistic lowball bids.
After 15+ years of chimney repair work in the Twin Cities, we've developed pricing that's transparent, competitive, and reflects the quality craftsmanship that lasts for decades in Minnesota's harsh climate. These are real numbers from actual St. Paul projects, not hypothetical ranges pulled from national averages.
Before we dive into specific repair costs, it's important to understand what makes St. Paul chimney repair pricing unique.
Minnesota's extreme weather creates more severe chimney damage than milder climates, which affects repair complexity and cost:
Freeze-Thaw Damage: Our 40-60 freeze-thaw cycles per winter create damage patterns that require more extensive repair than simple weathering.
Material Requirements: Contractors working in Minnesota should use mortar mixes and waterproofing products specifically rated for freeze-thaw conditions. These cost more than standard materials but are essential for lasting repairs.
Access Challenges: Winter weather restricts when certain repairs can be performed, and working in harsh conditions (or scheduling around them) affects pricing.
Complexity: Damage in Minnesota tends to be more severe and widespread than in milder climates, so "simple" repairs often reveal additional problems once work begins.
Reputable contractors include several cost elements in their estimates:
If a bid seems dramatically lower than others, ask what's being excluded. The cheapest bid often becomes the most expensive when you factor in poor quality, missing warranty, or the need to redo the work in a few years.
Here are realistic price ranges for common chimney repairs in St. Paul, based on typical residential chimneys:
What it is: Removing deteriorated mortar joints and replacing them with fresh mortar.
When needed: Mortar recessed 1/4"+ from brick face, crumbling mortar, gaps in joints.
Pricing:
Price factors:
Typical timeline: 2-5 days depending on scope
Our St. Paul chimney repair team uses only freeze-thaw rated mortar and matches historical mortar composition for older homes.
What it is: Sealing cracks in the concrete crown at the top of your chimney.
When needed: Hairline to 1/4" cracks, minor crown deterioration.
Pricing:
Price factors:
Typical timeline: 1 day (plus curing time before use)
Important note: Crown repair is only appropriate for minor damage. If cracks are extensive or the crown was improperly constructed, repair is a waste of money—replacement is needed.
What it is: Removing the old crown and installing a new concrete crown properly constructed for Minnesota weather.
When needed: Extensive cracking, improper original construction (too thin, wrong material, no overhang), significant deterioration.
Pricing:
Price factors:
Typical timeline: 1-2 days (plus curing time)
A properly constructed crown should last 50+ years, so this is an investment in long-term chimney protection.
What it is: Installing a metal cap over the flue opening(s) to keep out rain, animals, and debris.
When needed: Missing cap, rusted cap, damaged cap, inadequate cap.
Pricing:
Price factors:
Typical timeline: 1-3 hours
This is one of the most cost-effective chimney investments. A quality stainless steel cap protects your chimney from thousands in water damage.
What it is: Repairing or replacing the metal flashing that seals the junction between your chimney and roof.
When needed: Rust, gaps, improper installation, roof leaks near chimney.
Pricing:
Price factors:
Typical timeline: 4-8 hours
Proper flashing installation requires both roofing and masonry expertise. This isn't a job for general handymen.
What it is: Application of breathable waterproofing sealant to chimney masonry.
When needed: Efflorescence, water staining, preventive protection after repairs.
Pricing:
Price factors:
Typical timeline: 4-6 hours (plus drying time)
Important note: Waterproofing should only be applied to chimneys in good structural condition. It's not a substitute for needed repairs.
What it is: Removing damaged bricks and installing replacement bricks.
When needed: Spalling (brick faces popping off), cracked bricks, loose bricks.
Pricing:
Price factors:
Typical timeline: Varies with scope
Finding matching brick for older homes can be challenging and may require sourcing from salvage yards or custom manufacturing.
What it is: Repairing or replacing the clay tile liner or installing a stainless steel liner.
When needed: Cracked tiles, deteriorated joints, converting to gas, damaged terra cotta.
Pricing:
Price factors:
Typical timeline: 1-3 days
Flue liner work is critical for safety. A compromised liner creates carbon monoxide and fire risks.
What it is: Removing and rebuilding the top several feet of chimney.
When needed: Structural damage to upper chimney, extensive deterioration that can't be repaired.
Pricing:
Price factors:
Typical timeline: 3-7 days
Partial rebuilds are major projects but far less expensive than complete chimney rebuilds from the foundation.
What it is: Complete removal and reconstruction of chimney from foundation up.
When needed: Severe structural damage, leaning chimney, extensive deterioration throughout.
Pricing:
Price factors:
Typical timeline: 1-3 weeks
Complete rebuilds are major construction projects. This is the cost of letting minor problems deteriorate for years without repair.
Be wary of contractors who:
Offer dramatically low bids: If one estimate is 40-50% lower than others, there's a reason. They're either cutting corners, using inferior materials, or planning to "discover" additional problems that balloon the price once work begins.
Can't explain their pricing: Legitimate contractors can break down their estimates and explain what you're paying for.
Pressure you to decide immediately: "This price is only good today" is a classic high-pressure tactic. Quality contractors don't need these games.
Don't pull permits: Some chimney work requires permits. Contractors who skip this step are cutting corners and leaving you liable.
Won't provide references: Established contractors have a track record they're proud to share.
Require large upfront payments: Standard practice is a small deposit (10-25%) with the balance due on completion. Contractors demanding 50%+ upfront may be in financial trouble.
Use generic estimates: "Chimney repair - $5,000" tells you nothing. You should see itemized estimates explaining what work is included.
For the most accurate pricing:
Get multiple estimates: Three estimates gives you a good sense of fair market pricing.
Describe problems specifically: "My mortar is crumbling" is vague. "The mortar on the south side is recessed about half an inch and crumbles when I touch it" helps contractors assess the scope.
Allow roof access: The most accurate estimates come from contractors who've actually examined your chimney up close.
Ask about warranty: What's covered and for how long? A contractor confident in their work provides meaningful warranties.
Ask about materials: What brand of mortar, sealant, or liner are they using? Products specifically rated for Minnesota's climate cost more but last longer.
Understand the timeline: When can work begin? How long will it take? What weather conditions are required?
Get it in writing: Verbal estimates aren't worth anything when disputes arise.
We've been called in to repair failed chimney work countless times. The pattern is always the same: homeowner chose the lowest bid, got substandard work, and within 2-3 years needed the repair redone—plus repairs to the damage the bad work caused.
Consider this real example from a St. Paul home:
Initial Problem: Needed tuckpointing on chimney's south side
Professional Estimate: $1,800Bargain Contractor Bid: $900Homeowner Choice: Bargain contractor
Three years later:
The homeowner spent $900, then $4,200 = $5,100 total
If they'd paid $1,800 originally, the repair would still be solid today. They lost $3,300 by choosing the cheap option.
This happens constantly. The cheapest bid rarely saves money long-term.
If cost is a concern, consider these options:
Payment Plans: Some contractors offer payment plans for larger projects.
Home Equity Line of Credit: If you have equity, a HELOC provides low-interest funding for home repairs.
Personal Loans: Some banks offer home improvement loans with competitive rates.
Credit Cards: For smaller repairs, this can work, but watch the interest rates.
Emergency Fund: This is exactly what emergency funds are for—unexpected but necessary home repairs.
What you shouldn't do is skip necessary repairs because of cost concerns. The longer you wait, the more expensive repairs become. A $1,200 repair postponed often becomes a $5,000+ repair.
We price our work to reflect:
Quality Materials: We use freeze-thaw rated mortar, professional-grade sealants, and quality hardware designed for Minnesota's climate.
Skilled Labor: Our masons have 15+ years of experience and understand Minnesota-specific challenges.
Proper Techniques: We don't cut corners. Work is done right, following best practices and building codes.
Lasting Results: We warranty our work because it's built to last decades, not just until your check clears.
Fair Pricing: We're competitive with quality contractors (not bargain handymen). Our prices reflect the real cost of doing excellent work.
We're not the cheapest option in St. Paul. We're the best value—work that lasts, protects your home, and costs less over time than cheap repairs that fail.
If you need chimney repair in St. Paul, we'll provide a free, no-pressure estimate that clearly explains:
We'll photograph problem areas so you can see what we're seeing, and we'll answer all your questions in plain language—no contractor jargon.
Contact Fredrickson Masonry today to schedule your inspection and estimate. We serve St. Paul and the entire Twin Cities area with honest, transparent pricing and quality work that lasts.
Your chimney is a significant home investment. Get pricing you can trust from a contractor who stands behind their work.
