Cracked crowns and the water that follows
The crown is the concrete slab capping the masonry around the flue. The California Residential Code requires it to have a drip edge and a caulked bond break around the flue liner, and many older crowns were built without either.
Hairline cracks can be sealed. A crown that is crumbling, or that was built as a thin layer of mortar rather than a proper slab, is better replaced. Water entering through the crown damages the brick and liner below it.
Earthquake damage on Santa Monica chimneys
The Earthquake Country Alliance notes that inadequately braced chimneys are a common problem and advises consulting a professional about whether a chimney is safe. After shaking, the common signs are cracks at the roofline, a gap between the chimney and the house, and loose or missing brick near the chimney outlet.
The Alliance also advises against using a fireplace with a damaged chimney. Repairs range from repointing to rebuilding the chimney above the roofline, and some owners choose to replace masonry above the roof with a lighter system.
Tell us what you have seen: loose brick, cracked mortar, a stain, or damage after shaking, and whether the chimney is visible from the street. Call or send the details, and ask for an estimate for the work.
Working on a chimney squeezed between two Santa Monica houses
Where a chimney runs up an exterior side wall with only a narrow gap to the next property, there may be no room to stand a ladder at a safe angle, let alone scaffolding. Access may have to come from the roof, or from the neighbour's side with their agreement.
That shapes the repair as much as the damage does. Brick and mortar are carried up by hand, debris has to be kept off the neighbouring roof and yard, and it is worth talking to the neighbour before an estimate is final.
Permits and older properties in Santa Monica
Santa Monica is its own city, and the City of Santa Monica's building department decides whether a chimney repair needs a permit. Rebuilding or structural work is more likely to need one than repointing, but the City makes that call.
If the property is a designated landmark or sits within a historic district, exterior changes may need extra review. Check with the City before choosing materials, especially for brick or mortar that will be visible.
Chimney repair cost variables in Santa Monica
Two chimneys with the same visible crack can have very different estimates.
- 1How much of the chimney needs repointing or brick replacement.
- 2Matching mortar and brick on an older or visible chimney.
- 3Crown repair versus a new crown.
- 4Height above the roof and access on a tight lot beside neighbouring buildings.
- 5Whether a permit is needed and whether the scope grows once work begins.