By Johnathan Mason, Ace Chimney Service.
A general home inspector will look at the fireplace. What they can see is the firebox, the damper, and the outside of the chimney from the ground or the roof. What they cannot see is the inside of the flue, which is where the problems that cost real money live. That gap catches out buyers and sellers in Marengo every season.
Why a real estate transfer calls for more
The recognised standard for a property transfer is a Level 2 inspection. It covers everything a basic visual check does, plus accessible portions of the chimney exterior and interior, attics, crawl spaces, and — the key part — a camera scan of the flue’s internal surfaces and joints. Cracked tiles, gaps, and previous heat damage do not show from below, and they are exactly what a buyer inherits.
What it should document
A useful report tells you the type of system, the condition of the liner, the crown, the cap, and the flashing, whether clearances to combustibles are acceptable, whether there is creosote and at what stage, and whether any previous work was done with correct materials. It should say what is safe to use, what needs repair, and what can wait. Vague language helps nobody at a negotiating table. Our chimney inspection page explains the levels in more detail.
For sellers
Having the chimney swept and inspected before listing removes an unknown. If something needs work, you find out on your own timeline and choose whether to fix it or price it in — rather than having it surface during attorney review with the clock running. A clean report on paper is also a straightforward answer when a buyer asks whether the fireplace works.
For buyers
If the listing says the fireplace is functional, that is a claim worth verifying before closing. A relining or a rebuild is a meaningful number, and it is far easier to raise before you own the house. If the property has been vacant, add water intrusion and animal entry to the list of things worth checking. Our services page covers what a full visit includes, and pricing is published.
Timing
Autumn is the busiest stretch of the year in this trade, and transactions do not pause for it. Booking early in the inspection window rather than at the end of it keeps the report from becoming the thing everyone is waiting on. We work seven days a week, 7 AM to 7 PM, which helps when a contingency period is short.
Ace Chimney Service has 29 years in chimney and fireplace work, is insured and bonded, and gives the price up front. We serve Crystal Lake and McHenry County. Call (815) 320-0883.
Frequently asked questions
Does a home inspector check the chimney flue?
Typically not internally. A general inspection is visual and does not include a camera scan of the flue, which is where cracked tiles and gaps are found.
What is a Level 2 inspection?
The standard for property transfers and system changes. It adds accessible interior and exterior areas plus a video scan of the flue to the basic visual check.
Should the seller or the buyer pay for it?
Either can order it. Sellers gain control of the timeline; buyers gain independent verification. Both are common.
How long does it take?
Allow around an hour or more for a typical single-flue home, longer with multiple flues or difficult roof access.
Do I get a written report?
You should, with findings stated plainly enough to be used in a negotiation.
The house has been empty — does that change anything?
Yes. Vacant chimneys collect water damage, nesting animals, and debris, so the cap and crown deserve particular attention.
Is a sweep included with the inspection?
They are separate tasks, though heavy deposits often have to be cleaned before the flue surfaces can be properly evaluated.
The fireplace was never used — do we still need this?
Yes. Unused chimneys still deteriorate from weather, and an unused flue can still be blocked or damaged.
Published September 5, 2026