Flaking brick is a symptom of deterioration, not a reason to cover the surface immediately. Ask for the moisture source and material condition to be assessed before choosing a treatment.
Updated September 10, 2026
Your home in Ann Arbor.
About 72% of occupied homes in Ann Arbor heat primarily with utility gas. Many chimneys in Ann Arbor therefore vent a gas furnace, boiler, or water heater rather than a wood fire, and those flues still need inspection for liner condition, moisture, and blockage. Fewer than 0.1% of occupied homes in Ann Arbor use wood as their primary heating fuel. Most fireplaces in Ann Arbor see occasional use, and even occasional use calls for an inspection before the heating season. The nearest NOAA climate normals station (Ann Arbor 1 W, about 2 miles from the Ann Arbor city center) averages 6,588 heating degree days per year. That is a substantial heating season, so plan inspections before the first fire and look for new water or masonry changes after winter from a safe position.
What you can observe safely
- Keep clear of falling fragments.
- Photograph debris without standing below loose masonry.
What to avoid
- Do not climb onto the roof or enter the chimney.
- Do not alter gas components, venting, or safety controls.
- Do not use a test fire to diagnose the problem.
Possible causes to assess
- Moisture and freeze-thaw exposure
- Incompatible past repairs
- Surface damage
A symptom cannot establish the cause remotely. An assessment of the complete system helps determine the appropriate repair.
Chimney repair in Ann ArborA few common questions
Can this be diagnosed from a photo?
A photo can document a symptom and help prepare a visit. It cannot confirm concealed conditions or establish that a chimney or fuel-burning appliance is safe.
Sources & further reading
Source checked 2026-09-10.