Usually yes, if the house has a fireplace, stove or wood-burning chimney. A buyer or seller chimney inspection costs $99 in Boston, and it gives you photos and a written report before a buyer's inspector finds problems on their own schedule. Knowing the findings first lets you fix, price or disclose them on your terms.
What buyers and their inspectors do with a chimney
A general home inspector looks at a chimney from the ground and from the firebox, with a flashlight. That is a visual check of what is easy to see. When something looks off, such as a leaning stack, a stained ceiling or a cracked crown, the report often says to have the chimney looked at by a chimney specialist.
That recommendation can slow a sale. A buyer may ask for a credit, ask you to fix it or walk away. If you have a specialist's report in hand, the conversation changes. You can show what was found, what it costs to fix and what is already fine.
For the homeowner who has not used the fireplace in years, a report is also the best way to learn whether it is safe to say "it works." Do not tell buyers the fireplace is in good working order unless a recent inspection has said so.
What the $99 inspection includes
The real estate inspection at $99 is a documented look at the parts of the chimney that can be reached. In most cases that includes:
- The firebox, damper and smoke shelf, with photos
- The visible part of the flue, using a camera when needed
- The chimney exterior, crown, cap and flashing where they can be seen
- Signs of water entry, such as staining, rust or efflorescence on brick
- The connector and appliance if a stove or insert is attached
The report lists what was seen, where, and what it means. It also names what could not be seen. A good report states its limits. A chimney inspection is a snapshot of one day, and it does not promise how the chimney will perform next winter.
See how the levels differ in our guide to chimney inspection levels, or read the general chimney inspection page.
Clean first if the flue is dirty
If you have burned wood and the chimney has not been swept recently, soot and creosote may hide the flue walls. A camera cannot judge a liner it cannot see. Cleaning first is often the reason a report comes back clear instead of "unable to inspect."
Schedule early. A sweep with inspection is $299 fixed, and booking it a few weeks before you list leaves time for any repair that follows. If you wait until the buyer's inspection, you have days, not weeks, and may have to negotiate under pressure.
Here is a rough order that works for most sellers:
- Book a chimney sweep if you have burned wood
- Get the inspection report and photos
- Decide which repairs to do, which to price and which to disclose
- Keep the invoice and photos for the listing folder
Reading the findings
Not every finding is a deal breaker. Findings tend to fall in three groups. Maintenance items include a dirty flue or a missing cap. Repairs include a cracked crown, open mortar joints, failed flashing or a damaged damper. Safety items include a damaged liner, signs of overheating in the firebox, or an appliance connected the wrong way.
Ask the technician to point to each item in the photos and say what it means for the next owner. Prices come from the same list a homeowner would see:
| Common finding | Typical Boston price |
|---|---|
| Cap missing or damaged | $300 to $700 |
| Crown repair | $300 to $900 |
| Repointing, partial | $300 to $700 |
| Flashing repair | $200 to $400 |
| Liner repair | $1,200 to $2,500 |
A large item, such as a liner replacement or a partial rebuild, is quoted in writing after the inspection. Repair prices for any item are given in writing, with photos, before you approve anything.
Repair, credit or leave it?
You have three choices, and the right one depends on the finding, your timeline and the market. We cannot advise on negotiation, so talk to your listing agent.
- Repair before listing. Best for small items such as a cap, crown or mortar joints, where the fix is quick and the receipt reassures buyers.
- Offer a credit. A written price lets a buyer choose their own contractor. Keep the written price and the photos.
- Sell as is. You may still need to share what you know. Ask your agent or attorney what you must disclose.
A chimney that has water coming in is worth special attention, since water damage spreads to ceilings and walls. Our post on chimney red flags when buying a home shows what a careful buyer will look for, which is also what you should check before listing.
Do not confuse a repair estimate with a code opinion
A chimney report tells you the condition and what it would take to fix. It is not a legal ruling that the chimney meets a particular building code. Rules differ by town and change over time, and they depend on when the work was done.
If a buyer, lender or insurer asks for confirmation of code compliance, ask who is asking and what standard they mean. Then confirm with your local building department. Do not let anyone, including a contractor, state a code requirement you cannot check.
It is also wise to ask your insurance agent whether the buyer's insurer will want proof of inspection for a wood-burning fireplace. Some insurers ask. Having the report ready avoids a delay close to closing.
Stoves, inserts and gas fireplaces
The chimney is not always the only thing a buyer will ask about. A wood stove, a pellet stove, a fireplace insert or a gas log set each has its own paperwork and its own risks, and an inspection should look at the appliance and how it connects to the flue.
- Wood stoves and inserts: the connector, the liner behind an insert and the clearances around the stove are all worth a look. If you have the manual or the label, hand it over with the report.
- Gas fireplaces: a gas fireplace cleaning is $299, and a repair is $299 to $900. If you smell gas, leave the house and call the gas utility or 911.
- Old fireplaces that were converted: a past change of fuel or appliance can leave a flue that no longer fits what it serves.
If you made changes yourself or inherited them, say so to the technician. It saves time and keeps the report accurate. Permits for stove work are decided by your town, so ask the local building department what applies to the work on your house.
What to do this week
Make a list of every fireplace, stove, insert and flue in the house, including ones you never use. A buyer's inspector will ask about each. Then take photos of the roofline chimney from the yard, and note any ceiling stains near it.
Gather any old receipts, sweep reports or repair invoices. The more of them, the less a buyer has to guess. Then book the $99 real estate inspection by calling (617) 404-9587 or using the booking form at /contact/.
Questions homeowners ask
Do I have to disclose chimney problems when I sell?
Disclosure duties are set by law and by your sales contract, and we cannot advise on them. Ask your listing agent or attorney what you must share, and keep your inspection report and photos handy.
Does a buyer inspection replace a seller inspection?
No. A buyer's inspector works on their own schedule and usually gives only a visual look. A seller report shows you the issues first, so you can decide what to do before negotiation.
How long before listing should I book the inspection?
As early as you can. A few weeks gives time for a sweep and any small repair, which keeps you from rushing under a contract deadline. Fall and winter are busy for chimney work.
Will a clean report guarantee the buyer's inspector agrees?
No inspection can promise that. It records the chimney's condition on the day it was checked. A written report with photos is still the best evidence you can hand over.
What if I never use the fireplace?
Unused does not mean safe. An old flue may be cracked, blocked or open to the weather. Buyers often plan to use the fireplace, so an inspection tells them, and you, what is there.