Lake Mary’s median home was built in 1997 and only 12.6% of homes predate 1980, so a typical chimney here is a framed chase that is now 20 to 35 years old. Those numbers explain most of the repair calls.
Damage and the repair it usually calls for
| What you see | What it usually means | Typical repair |
|---|---|---|
| Sandy, recessed or missing mortar | Joints eroded by years of water | mortar joint repointing of the affected joints |
| Brick faces flaking or popping off | Water in the brick, sometimes behind hard mortar | Replacing damaged brick; repair for damaged brickwork |
| Cracks across the top of the chimney | A crown that no longer sheds water | chimney crown work |
| Loose brick above the roof | Top courses that have lost their bond | Relaying the top, or chimney rebuilding |
| Rust, soft siding or loose trim on a chase | Water at the top of a framed chase | repairs to framed chases |
Chimneys in Lake Mary
At that age, repairs are predictable: original covers rusting through, caps loosened by storms, trim and siding opening at the top. In neighborhoods such as Timacuan and Woodbridge Lakes, a homeowners association may have rules for visible changes such as a different cover profile or cap style.
Where this page applies
Heathrow is an unincorporated area next to the city, not part of Lake Mary.
Signs a chimney needs repair
01Cracked or crumbling crown
- What you may notice
- Cracks, missing pieces or a crown that looks rough and porous.
- How it’s confirmed
- The crown is checked up close for crack depth and whether it still sheds water.
02Flaking or broken brick
- What you may notice
- Brick faces popping off, fragments on the roof or in the gutter.
- How it’s confirmed
- Damaged units are mapped and the cause, usually water, is traced.
03Mortar washing out
- What you may notice
- Sandy joints, gaps you can see into, grit on the hearth.
- How it’s confirmed
- Joint depth is checked to decide where repointing is needed.
A chimney that tilts or opens a gap at the wall is a different problem; see chimneys that lean or separate.
The order repairs happen in
- The top first: crown and cap, so water stops reaching the brick; see crown repair
- Then anything loose: top courses relaid before they fall
- Then the flue: cracked tile repaired before the fireplace is used; see flue liner repair
- Then the joints lower down: only the ones that need it, in a mortar that suits the brick
Repointing the middle of a stack under a crown that still leaks is money spent twice. So is a new crown over loose brick.
When the problem is water, not damage
- Stains, drips or water in the firebox: help with water coming in
- Cracked, crumbling or loose masonry, or a damaged chase: repair, on this page
- Unsure what you’re looking at: the yearly chimney inspection
Repairs around Lake Mary
- Anywhere in Lake Mary: mention whether the chimney is brick or a framed chase
- Nearby: masonry and chimney repair in Sanford, repair services in Longwood and Winter Springs chimney repair options
- Everything else for the house: chimney, fireplace and vent work in Lake Mary
Background reading: chimney repair, start to finish and cracks in the chimney crown.
References (2)
Every Lake Mary figure above, with its source.
