Chimneys are the #2 leak source on NM roofs after swamp coolers. Step flashing rots, counter flashing pulls out of the mortar joint, crickets undersize and pond, and crowns crack. I audit all four failure points and give you a repair-vs-rebuild scope with the reasoning in writing.
Step flashing lap and nail-pattern audit
Counter flashing reglet and sealant integrity
Cricket sizing per IRC R1003.20
Crown crack severity scoring
Spark arrestor and cap condition
Written repair-vs-rebuild scope with cost bands
Full chimney and flashing walk on-roof. Step flashing lap, nail-pattern, and corrosion audit. Counter flashing reglet cut depth and sealant condition. Cricket sizing verification against IRC R1003.20 (required over 30" wide). Crown crack mapping and severity scoring. Spark arrestor, cap, and flue liner visual inspection. Written scope: reseal, reflash, or rebuild paths with cost bands.
NM homeowners with active chimney leaks or ceiling stains near the chase. Buyers under contract on homes with masonry chimneys. Homeowners planning a re-roof wanting new flashing baked into the scope. Owners quoted for a full chimney rebuild wanting a second opinion. Property managers with rental properties on wood-burning or gas systems.
Verbal Walk — $99 Standard Chimney Report — $299 Detailed w/ Crown & Cricket Analysis — $499 Multi-Chimney or Commercial — Custom Most chimney inspections are $299–$499. Catching flashing failure before framing rot saves $2,000–$5,000 vs waiting for the ceiling stain.
Because most roofers reuse the old flashing when they re-roof. Step, counter, and cricket flashing all have a 20-year life — shorter than most shingles. If your last re-roof didn't include new flashing and a rebuilt cricket, you're on borrowed time regardless of shingle age.
Code (IRC R1003.20) requires a cricket on any chimney wider than 30 inches measured perpendicular to the slope. Most NM homes built before 2010 don't have one — or have a poorly-sized one that ponds water instead of shedding it. I measure and score against code.
Chimney crown cracks are the #1 masonry-side failure. Hairline cracks get sealed ($200); structural cracks need a poured crown replacement ($800–$1,500). I score crack severity and give you the right scope, not the upsell scope.
Tarp placement + permanent repair scope.
Signed 2/3/5-year cert for lenders & insurers.
FLIR moisture scan + core verification.
Vigas, canales, parapet caps — NM specialty.
I've watched too many neighbors sign contracts they didn't understand for roofs they didn't need. That stops with a written report they own.