Replacing Top 3 Layers Of Bricks

WilliamH

I have not yet had to sub out chimney or brick work of any kind. I have a customer needing the top 3 layers of bricks of her chimney replaced. The chimney is about 4ft X 1.5ft. The chimney is composed of 3 flues (the flues are okay). The crowns for all 3 flues and the top 3 layers of bricks need to be replaced. How much can I expect to pay for a quality repair? I'm sure I'll have a wide range, but I would like some clue as to what to expect.

Thank you

TimelessQuality

tree-fiddy

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Brickie

Without more info & photos I nor anyone can say. Way too many variables involved with those types of repairs. I do them all the time but would never quote it unless I look @ at. I would call some brickie subs for some quotes.

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dakzaag

3 flues in 4 feet? Seems a little tight, unless one is a dummy.

What is the accessibility and visibility?

Biggest question that comes to my mind is how old is the chimney?

Are you sure it is just the top three courses?

A new wash and 54 brick doesn't seem like a lot, but knowing the mason isn't going to bounce a brick through the window requires a carefully tuned hack meter.

Matching bricks that are no longer in production can take some time. If the brick are older, they will most likely be longer than modular brick. Of course it all depends on how particular the lady is.

Probably need two or three days to get up there, fix and get back down. Temperatures must be above 35 during the day and hopefully no lower than 20 overnite. (Good luck with that this winter)

Lots of questions, not so many easy answers, but for $150 I would be glad to give you a fully detailed estimate.

From the 219 area code I would say that $3,500 to $4,000 will git-r-dun.

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D K & Sons
The maintenance schedule for brick
1. Stand back and say "man that looks nice!"
2. Repeat as often as needed.

Crosby

you low ball nuckle dragger, thats cheap!!!

WilliamH

What is the accessibility and visibility?
Very accessible and not much of a slope.

Biggest question that comes to my mind is how old is the chimney?
It is old...about 78 years old (I'm sure the bricks will be a little difficult to match).

Are you sure it is just the top three courses?
I'm sure it's only the top 3. An inspector told her only the top course, but I told her we'll have to do the top 3 as there are cracks in all 3 courses.

A new wash and 54 brick doesn't seem like a lot, but knowing the mason isn't going to bounce a brick through the window requires a carefully tuned hack meter.

Matching bricks that are no longer in production can take some time. If the brick are older, they will most likely be longer than modular brick. Of course it all depends on how particular the lady is.

Probably need two or three days to get up there, fix and get back down. Temperatures must be above 35 during the day and hopefully no lower than 20 overnite. (Good luck with that this winter)

Lots of questions, not so many easy answers, but for $150 I would be glad to give you a fully detailed estimate.

From the 219 area code I would say that $3,500 to $4,000 will git-r-dun.
Wow...that much? I should start trying to get a little more masonry work!

Brickie

Yup, sure is. But thats how he snags jobs that we both quote on

__________________
“Ron Paul is one of the outstanding leaders fighting for a stronger national defense. As a former Air Force officer, he knows well the needs of our armed forces, and he always puts them first. We need to keep him fighting for our country.” – Ronald Reagan

dakzaag

Brickie
Hey, I'm going south.. that's out of your territory unless you travel a lot more than I think. Seriously if we are bumping heads, let me know. I get some projects I would like to have help on.

Wil,
Hmmm, something is strange, 8o year old chimneys don't usually have liners in them so if the top is falling apart, the flues probably have issues. You better get a sweep in there to check it out before you do anything else.

Matching will take a lot of time and your going to end up with a different look at the top. Done right it will look fine, scab it together and you'll ruin the look of the house.

More details = higher price. Crosby was right I did low ball that!

__________________
D K & Sons
The maintenance schedule for brick
1. Stand back and say "man that looks nice!"
2. Repeat as often as needed.

WilliamH

I appreciate all the input guys.

stacker

i just removed the crown and four courses of brick.and added 2,12" flue liners,and laid new brick on a chimney.
customer had the brick,i bought the flue liners and sand,cement.total cost was $1500.00.

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life is short,do your masonry naked!!
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NJ Brickie

I don't know about you guys but on chimney repair jobs I usually figure on having to tear it down to the roof line. The first couple of chimney repairs I did ended up not making much money. I learned fast that just because the first few courses are the ones showing wear that there is usually more problems once you get into it.

dakzaag

[QUOTE]
]


No wonder your doing your masonry naked!

__________________
D K & Sons
The maintenance schedule for brick
1. Stand back and say "man that looks nice!"
2. Repeat as often as needed.

stacker

[QUOTE=dakzaag;606409]yep,but i had less than 15 hours in the job,with one 9.00 an hour man.

__________________
life is short,do your masonry naked!!
http://ok.local.yahoo.biz/knabemasonry/index.html

dakzaag

Stacker,
You are one knochel dragging neanderthal, is your uncle named Thor?

__________________
D K & Sons
The maintenance schedule for brick
1. Stand back and say "man that looks nice!"
2. Repeat as often as needed.