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Question DetailsAsked on 10/16/2017

Bought a house and am told need to take down 2 very large chimneys. YIKES. $$$ - help?

Hello. Home built in 1999 in Greenville county, SC. Gas. Chimney goes from 1st floor up to 3rd floor. The roofline is 2nd to 3rd floor (see link at for image). I'm told there is evidence of water intrusion and poor construction which will require these be taken down and replaced at GREAT expense otherwise these will collapse in a few years time. The inspector was very thorough but feel they quoted far too much. Can I get an idea of what this should really cost to take down and replace? These are gas and the brick is a façade but a darned nice looking (imo)! Tops are capped with stainless steel vents. We'd like to keep the look of the house as much as possible. Suggestions?

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OK - in one questions "buying" the home, in next day "bought" - makes a diff which case it is. If "buying" and this inspection was part of the "contingency period" home inspections, then you have the option (talk to your Realtor about this) of submitting a contingency requirement that the repair be done by the OPWNER before closing. That takes the $ risk for the repairs off your hands - because those are pretty serious chimneys, even if "fake".

If you already bought it, then I assume the "inspection" report was by the Chimney Sweep, Chimeny mason, or Home Inspector. In the first 2 cases there is the chance they were taking the conditions too seriously or looking for a major job to work on - if a home inspector it might be he saw something serious, or took some minor flaws too seriously. Before jumping into the $ pool, I would have another inspection done - your call whether you get a Chimney specialty masonry contractor, or a Structural Engineer to look at it.

Depending on how they are built - could just be chimney chases on the house with brick facade which is easy to repair - or to remove the brick and replace with a fake brick or siding or such, or even a totally new chase of a different design. Or could be brick construction (possibly as wood chimneys originally) which can be expensive to replace - but teardown and replacement with a fake chimney chase (since only service gas fireplaces with stainless flue pipe) can be a LOT cheaper - a couple thousand range commonly (assuming the flue is intact and reusable) versus quite a few thousands per chimney.

You can also see some other previous questions (with answers and some ballaprk costs) about chimney removal/replacement in the Home > Chimney link under Browse Projects, at lower left.

Answered 2 years ago by LCD

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