Chimney Masonry Repair Across the Twin Cities
Winter here is hard on brick. We find out what is failing, from a hairline crack to a stack that has started to lean, and write a price for each fix before anything is scheduled.
Brick and mortar fail from the top down. Rain and melting snow soak into the crown and upper courses, freeze overnight, and expand. By our arithmetic on NOAA's 1991 to 2020 normals, the MSP airport gets about 75 days a year that freeze at night and thaw by day, and the north metro around Andover roughly 90. Each of those cycles pries a little more at cracks and soft joints. After a few decades the result is open mortar, faces popping off bricks and, eventually, a stack that tips.
Repair starts with the free inspection, where we sort out which of those stages you are in. Small crack repairs run $150 to $500, tuckpointing $500 to $2,500, spalled brick repair $1,000 to $3,500 and a leaning chimney $2,000 to $4,000. When the top courses are past saving, a partial rebuild is the better value, and we will say so rather than patch it.
Signs you need this
- Mortar joints that are recessed, sandy or missing
- Brick faces flaking or popping off, often near the top
- White salt deposits streaking down the brick
- Pieces of brick or mortar on the roof or in the gutter
- A visible lean or a gap opening where the chimney meets the house
How we do it
- Free inspectionWe check the whole stack and photograph each problem area.
- Find where water gets inCrown, cap, flashing or the brick itself; masonry repair lasts only if the water is stopped.
- Written scope and priceEach repair is listed separately so you can see what matters most.
- Do the work in decent weatherMortar needs temperatures above freezing to cure, so major masonry is planned for the warmer months.
- Photos of the finished workYou see what was done, top to bottom.
What different damage usually costs
These are typical 2026 ranges from national cost guides; your exact price is written down at the free inspection.
- Small crack repairs: $150 to $500
- Tuckpointing the stack: $500 to $2,500
- Spalled brick repair: $1,000 to $3,500
- Leaning chimney repair: $2,000 to $4,000
- Partial rebuild of the top: $1,000 to $5,000+
Why winter damage shows up in spring
Water that got in during a January thaw freezes again the same night. The damage is done all winter but is easiest to see once the snow is off the roof. That makes April and May busy months for masonry calls, and a good time to book an inspection is late summer or fall, before the first freeze.
Repairs on older city houses
With more than four in ten homes in Minneapolis and St. Paul built before 1940, a lot of the brick we work on is soft, low-fired brick laid in lime mortar. It needs a mortar that is not harder than the brick around it. If your house is in a designated historic district, see our historic-home page; city preservation rules can apply.
FAQ
Chimney Repair questions
Can you repair a chimney in winter?
Small fixes and emergency patches, yes. Mortar and crown work need temperatures above freezing to cure properly, so larger masonry jobs are planned for warmer weather.
Should I repair or rebuild?
If the damage is limited to joints or a few bricks, repair. If the top several courses are loose or the stack leans badly, a partial rebuild usually costs less over time. We give you both prices when it is close.
Does chimney repair need a permit?
It depends on the city and the work. St. Paul requires a permit for tuckpointing in a Historic Preservation Area regardless of cost. We check what your city requires before quoting.
Is sealing the brick worth it?
After repairs, a breathable water repellent helps keep water out of the masonry. It is not a fix for cracked brick or open joints, which have to be repaired first.
Related
Masonry, leaks and rebuilds
Book online
Choose a day. We'll bring the ladder.
Free inspection in a 3-hour arrival window: 8 to 11, 11 to 2, or 2 to 5, Sunday through Friday. We phone to confirm before we come.