Do home buyers need a Level 2 chimney inspection?

Why a home inspection isn't enough

A general home inspector looks at the whole house in a few hours: roof, structure, electrical, plumbing, heating and more. For the chimney, that usually means a look at the outside, the firebox and whatever can be seen with a flashlight. Home inspection standards of practice generally don't require the inspector to examine the inside of the flue, and most don't have the camera equipment to do it.

That's not a criticism of home inspectors. It's why many inspection reports say something like "recommend evaluation by a qualified chimney professional." The problems that matter most in a chimney, such as cracked flue tiles, gaps between liner sections, damage from a past chimney fire or a liner that's missing altogether, are inside the flue where you can't see them from the room.

The three inspection levels

NFPA 211 is the national fire-safety standard for chimneys, fireplaces and vents. It defines three levels of inspection, each including everything in the level before it.

"System changes" covers things like a new stove or insert, switching fuel (from oil to gas, for example) or relining the chimney. A Level 3 is rare. It should only be recommended when there's a specific reason to believe something serious is hidden, and the reason should be explained to you.

What turns up in Pittsburgh-area houses

A lot of the housing around Pittsburgh is older, and many chimneys have been working for most of a century. Some were built when coal heat was common and have been adapted several times since. That history shows up in inspections. Common findings include:

• Cracked or missing clay flue tiles, or gaps where mortar between tile sections has washed out
• No liner at all. Some older chimneys were built without one.
• An "orphaned" water heater. When an older furnace is replaced with a high-efficiency model vented through the wall, the water heater can be left venting alone into a flue that's now far too big for it. That can cause poor draft and condensation damage.
• Signs of a past chimney fire, such as puffy, honeycombed creosote, cracked tiles or a warped damper
• Gas logs or an insert added to an old fireplace without the venting being checked
• Crown, cap, flashing and brickwork problems from years of freeze-thaw weather

None of this means you should walk away from a house. It means you'll know what you're buying, and what it may cost to put right.

How to fit it in before closing

Inspection contingency periods are short, so it pays to move fast.

1. Book as soon as your offer is accepted. Ask for a Level 2 inspection specifically, and give the closing or contingency date when you book.
2. Coordinate access with the listing agent. We'll need to get to the fireplace, the attic and the basement, and the roof if it's safe to reach.
3. Ask the seller not to use the fireplace for a day beforehand, so the firebox is cool.
4. Expect a written report. You'll get photos and findings that both agents can read, with any problems ranked by urgency.

What the report should tell you

A useful Level 2 report answers the questions you'll actually face at the negotiating table:

• Is each flue safe to use for the appliance connected to it, as it stands today?
• What's wrong, with photos from inside the flue, not just a description.
• How urgent each item is: safety problem now, repair soon, or maintenance to plan for.
• What it takes to fix it, with a written repair estimate. Ours are free.

How you use the findings, whether that's a repair request, a credit or a price change, is between you, your agent and, where needed, your attorney. We can't advise on the deal itself, but we're glad to explain the findings to anyone involved.

A note for sellers

If you're selling, a pre-listing Level 2 inspection removes a surprise from the middle of your sale. You can fix problems on your own schedule, or disclose them up front with a written repair estimate in hand. Agents can find more on our page for realtors.

Questions to ask when you book

Not every "chimney inspection" is a Level 2. Whoever you hire, these questions make sure you get what you need:

• Is this a Level 2 inspection as defined in NFPA 211?
• Will every flue be scanned with a camera, including the furnace, boiler and water heater flues?
• Will I get photos or video from inside the flue with the report?
• How soon will I have the written report, and can it go straight to my agent?
• If you find problems, will I get a written repair estimate?

The bottom line

Common questions