Sammamish, King County
When a ceiling stains next to a chimney, the chimney itself is often innocent. The leak is at the joint where roof meets stack, a seam made of overlapping metal that depends on sealant, fasteners and gravity. In Sammamish that seam also has to cope with snow that lingers and with whatever the trees drop behind the chimney. Flashing repair runs from $330 for a reseal to $1,500 for a full replacement.
Typical investment
$330–$1,500
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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 Sammamish home — we'll point you to the right fix.
What we do
The same crew, the same written quote — for Sammamish 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.
Two local conditions work on flashing. The first is direction: WeatherSpark finds Sammamish's wind coming most often from the south between early September and mid-May, which covers the entire wet season, and the Western Regional Climate Center's summary for western Washington has the season's most forceful gusts, from late fall into winter, coming out of the south and southwest. Rain is pushed up-slope and sideways into laps that were designed for water running down. The second is snow. The city's hazard annex says accumulations on the plateau often exceed those of neighboring communities, and a drift resting on the chimney's upslope face thaws gradually, straight into the joint.
A chimney interrupts the roof slope, and everything sliding down the roof stops against its uphill face. With tree canopy or woody shrubs over 48% of Sammamish, according to the city's hazard mitigation annex, that means a steady supply of needles, cones and small branches. Once moss gets into that pile it binds soil and litter together and keeps the whole mass damp, as Oregon State University's extension service describes, and a packed corner behind a chimney is where it happens first.
The result is flashing that sits in a wet compost for months. Clearing it is part of every flashing job we do, and for wide chimneys we recommend a cricket so debris and water are steered around the stack instead of collecting behind it.
Every chimney flashing repair we do in Sammamish includes:
Smoke coming back into the room, or a smell that won't go? Book the inspection first.
Book nowThe usual findings: counter flashing glued to the brick face with caulk when it should sit in a cut mortar joint, and the caulk has let go; step flashing rusted through under the shingles; no cricket on the uphill side of a broad stack, which leaves water and needles pooling; and nail heads sealed once, decades ago. On a framed chase the equivalent weak points are the corners and the bottom edge of the siding. We photograph each one so the quote shows exactly what is being replaced.
We start at the stain, check the attic if it is accessible, then examine every lap of metal around the chimney.
Sound metal with failed sealant can be resealed. Rusted, short or badly lapped metal comes out. Your quote names the option chosen and the reason.
Shingles are lifted only as far as needed, new flashing is woven in, and counter flashing is let into the joint.
Water is run over the area where possible, the roof is cleared, and you receive photos of each side.
The debris that rots flashing in winter is tinder in August. Sammamish's hazard annex describes numerous urban-forest interfaces and a wildfire risk that is rising with drought and stressed trees; the governor's August 1, 2026 emergency declaration cited a fourth consecutive statewide drought.
A summer flashing repair removes the litter packed around the chimney base as a matter of course. We also look up at the cap while we are there, because the State Fire Marshal's heating-safety guidance recommends one, and a screened cap above a clean roof junction leaves a spark very little to land on.
What this work is quoted at for Sammamish homes — the exact figure comes from the $99 on-site inspection, credited toward the work.
| Service | Price in Sammamish | 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 Sammamish. 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.
Sammamish is a 24-square-mile plateau city, roughly 500 feet up, on Lake Sammamish, with homes with a median build year of 1994, more than half of them built in the 1980s and 1990s. We work every part of it — Sunny Hills, Sahalee, Klahanie included.
SammamishKing County, WA · 47.616, -122.036
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.
$330 to $1,500. Resealing intact flashing is at the lower end. A complete set of new step and counter pieces around the stack, or a cricket built behind it, is at the upper end.
Yes: a cracked crown, a missing cap, porous brick or a failed chase cover all show up as the same stain. That is why the first visit is a $99 plus tax inspection, and the fee comes off whichever repair you approve.
It changes roof-cleaning choices. Zinc sulfate moss killers and copper do not mix: Oregon State's extension service says to keep them off any roof whose gutters, downspouts or flashing are copper. Tell whoever treats your roof.
A $99 on-site inspection, a written quote before any work, and photos of every item we touch.
