Chimney inspection in Key Biscayne, explained at the hearth

Where the crown meets the flue liner

Where the crown of a masonry chimney meets the flue liner, the Florida Building Code calls for a caulked bond break. A crown shrinks as it cures and moves with heat. Brick industry guidance explains that a bond break lets it move without distressing the brickwork, and that the joint at the liner should be sealed against water.

We look at the joint when the roof can be reached and note cracks, gaps and failed sealant. Cracks that ring the flue can point to a rigid joint rather than wear across the whole crown. We explain whether resealing the joint is enough or the crown itself needs work. Either repair is priced on its own.

Chimney inspection terms worth knowing

An inspection names parts you may not have heard of. Knowing a few makes the findings easier to follow.

We are glad to show you where each part sits while we are there. Once you have seen the crown or the smoke chamber, later conversations about them are much simpler.

• The crown is the sloped top surface of a masonry chimney
• Flashing seals the joint between chimney and roof
• The liner is the inner surface of the flue
• The smoke chamber sits between the damper and the flue

Flaking brick faces on the chimney

Brick that flakes, pops or loses its face is usually reacting to water trapped inside it. The damage can spread once the hard outer face is gone. BIA guidance on brick maintenance says to find the moisture source before repairing the damage it caused.

We look at how much of the chimney is affected and where the water may be coming from. Replacing damaged brick without dealing with the water only resets the clock. The estimate explains both parts, the brick and the source. We also say whether the damage is spreading or has stopped, as far as we can tell.

How we look at parts you cannot see

Most of an inspection relies on a strong light, a mirror where the angle allows, and access from the firebox, the roof and any attic. We also feel for loose parts and work anything that moves, such as the damper.

These methods show the surfaces that can be reached. They do not see through masonry or behind finishes. We are clear about that limit, so a finding is not stated more strongly than the evidence supports. If a finding depends on a part we could not see, the record says that too.