Chimney Inspection says not to use chimney... is it just an upsale tactic?

Our home inspector recommended getting the wood burning fireplace inspected before we use it for the first time. I called an inspection company to come take a look. They found some issues with the mortar missing or being "clean" in certain spots. They stated this was a fire hazard and to not use it. This was followed with a sales pitch for 4k worth of mortar repair, lining spray and some exterior chimney cleaning and sealing on the brick.

Here are the pictures they took

Is this actually a fire hazard or just a sales tactic?