[jmen24]

I am not saying that $8K is not alot of money because it is for me, but we are set to start on a job that matches your description exactly, stucco being replaced with brick veneer and that came in at $13.5K forty foot 3x5 chimney, not on the lake and any contractor that adjusts pricing based on location and residence does not deserve your work, period.

A couple of things to remember is that the stucco is no longer in contact with the masonry it was applied to, this will continue to flake off even if the top has been repaired because water will have traveled as far down as it could. If you just repair the top it will fail lower down the chimney in short order. Not sure of the age of your homes but most stucco applications in the north east were applied in 70's and early 80's and not so much anymore. Stucco is not a good material for climates with large swings in temp as well as indoor to outdoor difference.

Good luck with your repairs but I would recommend removing the existing stucco and/or have a masonry mesh the chimney and install a veneer over the the entire thing. If you mesh the chimney the stucco can stay in place but I would remove as much as you can so that an inspection of the chimney can be done to make sure the structure is solid.