A chimney inspection before buying a house is worth doing on every fireplace, gas or wood. The inspectors I sat down with, Zach and Tim at Top Hat Chimney & Fireplace in Greenville, estimate that roughly 90% of the fireplaces and chimneys in the area are not built correctly, and they see that problem about 50/50 in old and new homes.
Do I Need a Chimney Inspection Before Buying a House?
Yes. A fireplace can look fine from the living room and still have a cracked flue, a leaking masonry stack or a missing cap that you cannot see from the ground. The Top Hat team said you never know what you are getting until someone dives in and inspects it. An inspection before closing tells you what you are buying and what it costs to fix.
Do I Really Need to Inspect a Gas Log Fireplace?
Yes. I get this question all the time, and the answer from Top Hat was a clear yes. They look for problems in the system, because some systems can give off excess carbon monoxide or soot up and leave dangerous gases in the house. As I said on camera, those gases can be fatal and show up while you sleep.
“I don’t know about you, but I’m not okay with minimum standard.”
Chris Horrell, Chris Horrell Realtor
Why Are So Many Upstate Chimneys Built Wrong?
On newer homes, the Top Hat team put it down to speed. They said houses are going up so fast that builders are just throwing stuff in there, so new construction needs a look just as much as an older house. On the older side, most of the work they see is wood burning masonry chimneys. They still do a lot of gas work too, especially with all the new construction in the area.
How Does a Chimney Inspector Check the Flue?
Most of it is visual, plus a camera scan of the flue. Zach and Tim said the camera lets them see a full 360 degrees inside the chimney flue and note any defect. I joked that they might as well be sticking their heads up the chimney, and the answer was yes, doing 360s on the way up.
What Problems Do Chimney Inspectors Find Most Often?
On masonry chimneys, the main one is leaking. Top Hat said most of them leak, often without the homeowner knowing, and the water usually comes through the bricks themselves, not the top. From there it can reach the attic and stain the wall above the fireplace. In older homes they also see:
- Cracked flues where two flues sit on top of each other
- A deteriorated joint that should be sealed
- Smoke chambers that are not parged, which is the layer that insulates in case timbers are touching
I have had clients find that staining above the fireplace. It is a common way a chimney problem shows up.
Can You Put Gas Logs in Any Fireplace?
No. People think that if a chimney is damaged or not suitable to vent smoke, they can just throw gas logs in, and Top Hat said that is not the case at all. The chimney has to be suitable to burn wood or gas, and the smoke and gases need to stay contained inside the flue system. If it is not, there are options to update or retrofit the fireplace and chimney.
I had a recent listing where the wood burning fireplace needed an expensive repair. Top Hat quoted that repair and also a much lower priced gas insert installation, which could have saved the owner money. Buyers often prefer one over the other, so it helps to have both numbers.
Why Does a Chimney Cap Matter?
A cap keeps the flue covered, because an open flue is a straight shoot into the house. Top Hat said most chimneys in this area have a mortar wash on top that is very porous. It soaks up water and cracks, and you cannot see that from the ground. A full coverage cap covers those cracks and throws the water away from the chimney.
A cap also keeps animals out. They said chimney swifts move in every winter and leave every summer, and squirrels will nest in an uncapped chimney.
How Is a Chimney Inspection Different From a County Inspection?
A chimney specialist can tell you what is wrong, how to fix it and what the fix will cost, and can back it up with photos or video. Zach and Tim said they are not a general home inspection company looking over the chimney and guessing. I think we all know county inspectors have boxes to check, and that is the minimum standard. I want to know about every little thing that may be a problem.
How Often Should You Inspect and Sweep a Chimney?
Once a year for the inspection, with a sweep as needed. Top Hat recommends the yearly inspection so they can get ahead of things that have not happened yet, and regular cleaning keeps you burning wood or gas safely. Call them after a chimney fire or any other issue, and if you see water coming in.
What Certification Should a Chimney Inspector Have?
Ask for CSIA certification. Top Hat said their technicians are CSIA certified, and their website lists CSIA Certified Sweeps. They said that the certification centers on NFPA 211, the standard for chimneys, vents and solid fuels (see the NFPA 211 listing). They also said you do not have to be certified to inspect or repair chimneys in the state, so the certification is something to ask about, not something you can assume.
“It’s very important to get a chimney inspection because you’re literally lighting a fire inside of your house.”
Top Hat Chimney & Fireplace, Greenville SC
🛡️ Why It Matters
When I represent a buyer, a chimney report with photos is information I can take to the seller’s agent. I can say we love the house, but here is what we found and we are not willing to pay for it as it stands. It is leverage, but it is also about safety. My buyers are not going to want to buy somebody else’s problems, and the more detail we have, the better. If you are comparing towns, start with my guides to Spartanburg County and Simpsonville.
❓ Frequently Asked Questions
Should I get a chimney inspection on a new construction home?
Yes. Top Hat said the problems are split about 50/50 between older and newer homes, and they do a lot of gas fireplace inspections on new construction. Get old and new inspected.
What happens if a masonry chimney leaks?
Water can come through the bricks, enter the attic and leave staining above the fireplace in the living room. Top Hat sprays the chimney to see whether it is absorbing water, which is how they find leaks the owner has not noticed.
Do chimney inspectors have to be certified in South Carolina?
According to Top Hat, no. They said you do not have to be certified to inspect or repair chimneys in the state. Their own technicians are CSIA certified, so ask any company you hire whether theirs are.
Can birds or squirrels get into a chimney?
Yes, it is pretty common. Chimney swifts come in every winter and leave every summer, and squirrels nest in chimneys without a cap. A full coverage cap helps keep both out.
What can a buyer do with a bad chimney report?
Take it to the seller’s agent. A report with photos and a repair quote gives your agent facts to negotiate with. Ask for a cheaper option too, such as a gas insert in place of a wood burning repair, if you would be happy with either.
How often should a chimney be inspected?
Top Hat recommends a yearly inspection and a sweep as needed. They also recommend an inspection after any chimney fire or other issue.
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