Chimney Chase Repair in Picnic Point, WA
Chimney chase rot repair: framing, sheathing, siding, flashing and a new chase cover. It is a tall box exposed to weather on every side, and a rusted cover or missing roof flashing can let water run inside it for years. We strip the chase, rebuild the framing and sheathing, and finish it with new siding, flashing and a sloped cover that sheds water. We serve homeowners across Picnic Point and nearby Mukilteo and Edmonds.
Before
AfterChase rebuilt with new sheathing
Why chimney chase repair comes up so often in Picnic Point
On homes near the water in Picnic Point, wood-framed chimney chases face salt air and strong wind, so their metal covers rust out sooner than they do on inland homes. Once the cover fails, water reaches the framing and sheathing inside the chase and rot moves quickly. Stained ceilings near the fireplace are a typical first sign. We remove the chase siding, rebuild decayed framing and sheathing, and cap it with a sloped stainless steel cover that has a hemmed drip edge. Roof flashing around the chase is replaced, and the chase is re-clad to match the rest of your home.
Picnic Point is an unincorporated community on the wooded slopes between Mukilteo and Edmonds, above the Puget Sound shoreline. Most homes were built from the 1960s through the 1980s, with split-levels, daylight basements and two-story contemporaries designed to catch views of the water. Cedar siding, vertical board-and-batten and T1-11 are common on the older homes, with fiber cement on newer builds and remodels. Lots are often sloped, so tall decks, elevated walkways and multi-level decks stepping down the hill are a standard part of the housing stock.
Picnic Point sits right on the Sound, and homes facing west catch wind-driven rain and salt air that work into siding, trim and deck fasteners. Steep wooded lots drain toward the house on the uphill side, keeping foundation walls, sill plates and lower siding wet. Tall firs shade many homes and drop needles into gutters and onto decks. Wind storms coming off the water hit exposed bluff-top homes harder than inland neighbors, and the combination of salt, shade and slope makes this one of the tougher exposures in our area.
Our crew comes out from our Woodinville office, and we also work in nearby Mukilteo, Edmonds, Lynnwood and Lake Stickney.
When to call about chimney chase repair in Picnic Point
- Gaps at the roof-to-chase flashing
- Stains or rust streaks running down the chase
- Soft or bulging siding on the chase
- Paint peeling only on the chase
- A rusted, flat or dented chase cover
Our chimney chase repair process, step by step
Inspect top and sides
We check the cover, flashing, siding and probe the framing.
Strip the chase
Siding and sheathing come off so all rot is visible.
Rebuild framing
Rotted studs, plates and blocking are replaced.
Sheath, wrap and flash
New sheathing, wrap, roof flashing and chase cover.
Side and finish
New siding and trim, caulked and ready for paint.
Recent chimney chase repair projects near Picnic Point
What we do in Picnic Point
Sheathing and wrap
New sheathing and weather barrier on all sides.
Chase cover
Sloped, cross-broken cover that sheds water off the top.
Roof flashing
Step and counter flashing where the chase meets the roof.
Cricket
A small diverter behind wide chases so water does not pond.
Chase framing
Rotted studs and plates replaced inside the chase.
Siding and trim
New siding and corners matched to the house.
Neighborhoods and permits in Picnic Point
Homes along Picnic Point Road and the bluffs above Picnic Point Park face direct weather off the Sound and see the most wind and salt exposure. Lots in the wooded ravines between the shoreline and the upland streets stay shaded and wet. Higher neighborhoods closer to Highway 525 and the Mukilteo edge have newer homes and less exposure, while the Norma Beach area combines steep slopes with water-facing walls.
Picnic Point has no city government, so Snohomish County Planning and Development Services is who we talk to. Routine repairs with matching materials are often permit-free, but structural repairs, new or rebuilt decks and bigger replacements typically need approval. Steep slopes and shoreline proximity can add review, which is why we contact the county early.
Chimney chase cover options
| Cover | Shape | Lifespan | Notes |
|---|---|---|---|
| Galvanized flat cover | Flat | Often rusts within 10 years | The most common cause of chase leaks |
| Galvanized sloped cover | Cross-broken | Around 15 years | Sheds water, still needs paint over time |
| Stainless steel sloped cover | Cross-broken | 25 years or more | Will not rust, our usual choice |
| Powder-coated cover | Cross-broken | 20 years or more | Color-matched to roof or trim |
What chimney chase repair typically costs in Picnic Point
| Project | Typical scope | Price range | Timeline |
|---|---|---|---|
| New chase cover | Remove old cover, install a sloped stainless cover | $800 – $2,500 | 1 day |
| Flashing and siding repair | Roof flashing plus a section of chase siding | $2,500 – $6,000 | 2–3 days |
| Partial chase rebuild | One or two sides opened and reframed | $5,000 – $10,000 | 3–5 days |
| Full chase rebuild | All sides reframed, sheathed, flashed and sided | $10,000 – $22,000 | 1–2 weeks |
These are typical 2026 ranges we see for chimney chase repair in Picnic Point and nearby cities. Your price depends on what we find once the area is open, access and height, and the materials you choose. Every estimate is free, in writing and based on an on-site inspection with photos.
Chimney chase repair in Picnic Point: cost and timing
Most common causes
Missing step and counter flashing
Where the chase meets the roof, water runs into the framing.
No cricket behind wide chases
Water and debris pile up behind the chase on the uphill side of the roof.
Siding without a barrier
Many chases were sided without house wrap, so any leak reaches the sheathing.
What drives the price in Picnic Point
Chimney chase repair in Picnic Point depends on the height of the chase, roof pitch and access, how much framing is rotted and whether a new cover and cricket are needed. You get a written price after the free inspection.
Typical timeline
Most chase rebuilds take a few days to a week, depending on height, weather and paint.
Backed by a 24-month workmanship warranty
Written scope
You know exactly what is included before work starts, with photos of what we found.
Our own crew
The people who quote your job are the people who do it, start to finish.
Clean site daily
Debris is hauled away and your yard is left the way we found it.
24 months covered
If our workmanship fails within two years, we come back and make it right.
What homeowners near Picnic Point say
“As a Condominium owner finding contractors that can work with multiple concerns at once is a challenge. The team at Eco Home Repair has been our go-to for several projects including deck and front porch repairs, siding replacement, chimney chassis repairs…”
“We're extremely pleased with the work Alex and the team completed on our home. They gave the entire exterior a fresh new look with new siding, renovated our front porch, and built an additional side porch and back deck. They also replaced several of our…”
“I hired Eco Home Repair to fix my front steps and landing, which had become badly rotted and unsafe. Alex was fantastic to work with from start to finish with great communication, clear expectations, and always responsive. The project included decking…”
5.0 average from 106 reviews on Google, Thumbtack, Angi, HomeAdvisor and Yelp. Read our reviews on Google.
Questions Picnic Point homeowners ask about chimney chase repair
Why do Picnic Point decks need special hardware?
Why does my chimney chase rot in Picnic Point?
Do you replace the chase cover?
What is a chimney chase?
Is a wood chimney chase a fire risk?
More from our crew in Picnic Point
Chimney chase repair near Picnic Point
Tell us about your chimney chase repair project in Picnic Point
- Licensed, bonded & insured
- Free on-site estimates
- 24-month workmanship warranty
Book a free chimney chase repair inspection in Picnic Point
We inspect the damage on-site, show you photos of what we find and give you a written price before any work starts.