Redmond, King County
Flashing repair on a Redmond chimney is priced $330 to $1,500. Where the metal remains sound and only its seal has failed, the lower amount applies. The upper one means every piece comes off and fresh step flashing plus counter flashing goes on, right around the stack. Before quoting, we locate the true entry point of the water, since a stain on a ceiling is seldom directly below its source.
Typical investment
$330–$1,500
Book an inspection
Book your $99 inspection
$99 plus tax, deducted when you approve the repair
Not sure where to start
Pick what you're seeing at your Redmond home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Redmond homes.
A Level 1 check, or a Level 2 with a camera run through the flue when the visible parts are not enough
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Brushing of the whole flue, top to firebox, with brush heads sized to the liner
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A photographed assessment that separates cosmetic wear from structural damage
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A camera run and full measurements before any liner is ordered
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Measurement of each flue, or of the full crown for a multi-flue cap
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Cleaning and testing of the burner, the pilot assembly and the ignition
Learn moreRanges shown for orientation — the exact figure is written up on-site, after the inspection.
Flashing is the sheet metal that bridges two things which move differently: a rigid masonry stack and a roof deck that flexes. In Redmond that joint is tested by wind. The city's hazard annex warns that hilltops and steep slopes, Rose Hill and Education Hill by name, take the brunt when a severe storm comes through, and it recalls the 2006 windstorm that shut down much of the Microsoft campus and left the region without power for days.
A house from Redmond's 1960 to 1979 building years, which the Census counts as close to a quarter of the city's housing units, has in all likelihood outlived its first roof covering. HistoryLink's account of the period is one of fast growth: Overlake annexed in 1962, Viewpoint two years later, Bear Creek in 1966.
Each re-roof is a moment when chimney flashing is either renewed or left in place under fresh shingles. On a chimney of that age the original metal may still be doing duty, sometimes with an insert's liner and top plate added above it later. We check all of the roof-level metal together.
Every chimney flashing repair we do in Redmond includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowThen comes the water. WeatherSpark's figures for Redmond show roughly 6.8 months of wetter weather, with November averaging near 8.7 inches. In the valley, the annex notes, extended rainfall in 2007 sent the Sammamish River over its banks near NE 85th Street. A roof joint that lets in a cupful per storm has many storms to work with, and the roof deck can rot before anything shows on a ceiling.
Flashing sits exactly where a chimney and a house part ways when the ground moves. Two fault zones lie near the city, according to its hazard annex, and Washington DNR describes one of them, the South Whidbey Island fault zone, as roughly 120 miles long, with an earthquake of about magnitude 7 some 3,000 years ago.
Nothing that large is needed to open a joint. So when we find counter flashing pulled out of its mortar joint, or a fresh gap between the stack and the roof, we look at the masonry itself before resealing. Closing the gap without asking why it opened would hide a useful warning.
Starting in the attic when there is access, we follow the stain to the point of entry, then confirm it from the roof.
Sound metal with a failed seal is resealed. Corroded, loose or badly lapped metal is replaced. The quote says which, and why.
Old sealant and any roofing cement are removed so the new work bonds to clean surfaces.
Every step piece laps under its own course of shingles. Counter flashing then tucks into a slot cut in the mortar and is sealed there.
Photos document each side of the stack. Where conditions allow, a water test confirms the joint is tight.
What this work is quoted at for Redmond homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Redmond | What that covers |
|---|---|---|
| Chimney Flashing Repair | $330–$1,500 | Reseal at the low end, full flashing replacement at the high |
| Chimney Sweep | $189–$449 | Full flue swept, Level 1 inspection included |
| Chimney Inspection | $99 plus tax | Level 1 visual; Level 2 adds a full camera scan |
| Chimney Relining | From $1,900 | Full-length stainless liner, sized to the appliance |
| Chimney Repair | From $425 | Masonry repair — brick and mortar, scoped after diagnosis |
Ranges are what these jobs are quoted at in Redmond. The exact figure is set on site after a $99 inspection (credited toward the job if you go ahead), and you approve it before any work starts.
Flashing repair is roof work around a chimney, not the installation of a heating appliance, and our quote tells you whether your particular job touches anything on the city's permit forms. Redmond issues its trade permits over the counter or after plan review, through REPS online or at the Development Services Center.
Two checks are worth making on anyone you hire for it. Washington requires every construction contractor to be registered with the Department of Labor & Industries, which runs a public Verify a Contractor tool. And Redmond's mechanical permit application states that contractors need a City of Redmond business license before they start work in the city.
Redmond is a city of a little over 17 square miles around the northern tip of Lake Sammamish, on the Sammamish River, with homes with a median build year of 1993, close to a quarter of them built in the 1960s and 1970s. We work every part of it — Education Hill, Grass Lawn, Idylwood, North Redmond, Overlake included.
RedmondKing County, WA · 47.674, -122.121
Before and after
Illustrations of what each repair changes on a typical chimney — not photos of a specific job.
Before
After
Before
After
Before
After
Four steps, each one on paper — so you always know what happens next.
Choose a genuine opening on the crew's calendar. Confirmation is immediate.
Liner, crown, cap, flashing and masonry examined in order — each finding photographed.
One document, plain numbers, covering only the work your chimney genuinely needs.
The repair is completed, then handed over with before-and-after photos of every item.
The range is $330 to $1,500. A reseal sits at the bottom of it and a full replacement around a large stack on a steep roof at the top.
No. Water can take that same route from higher up: through a split crown, an uncapped flue or brick that has turned porous. That is why we trace the leak before pricing metal.
Tar is a patch with a short life. It cracks as the roof and the stack move, and it hides the metal underneath. We remove it to see what is left.
It is billed at $99 plus tax. If the flashing quote that follows gets your go-ahead, we credit the $99 against that job.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
