Harringay, Haringey - So Good they Spelt it Twice!
Chimney breast removal buying a house - any advice?
I have an offer on a house and have found out that the chimney breasts were removed before the current residents bought in the early 80s. There is no paper trail on what was done and how, or who by. I am buying the property to extend up and out and will need to assess if it's sound. Has anyone got any experience of this? If so, what were the steps and did you use anyone you'd recommend? ie Structural engineer, surveyor?
I know it's still standing (etc) but it's an issue for selling on also....would love some advice for a costly purchase! thanks
R
Tags for Forum Posts: chimney breast removal, structural engineer, surveyor
Replies to This Discussion
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Permalink Reply by Rich on
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You'd need a Structural Engineer to look at it (which would likely be likely invasive so keep this in mind if its done pre purchase).
That been said depending on what your plans are you may be able to take care of this as part of extension work. I'm in the process of a side return and the chimney removed at the ground floor a long time ago and corbelled. We added a steel to support as part of the frame to support the back of the house.
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Permalink Reply by Rebekah Billingsley on
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thank you - I guess I just don't want to pay for something that needs to be done before I buy anything...and imaging it will be costly? (And why do people remove them?!?!?)
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I'm not sure how costly it would be, probably in the 100's range to get the Structural Engineer to take a look (it might be worth ringing around a few to enquire about the cost). The surveyor will bring it up in any report, but it will be "no record of building control signing this off" type thing).
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Yeah cool. I’m trying to preempt the survey with a more meaningful view and understand if it’s worth progressing. Or if there’s a reduction chat needed…
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Permalink Reply by Christopher Fowler on
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People remove chimney breasts to free up more floor space. Chimney breasts are entirely redundant, given that elimination of burning fossil fuels (to reduce global warming) means they will never be used again. Chimney breasts are not usually necessary to keep a house structure sound, but a structural engineer can assess that.
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Permalink Reply by Paul K on
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Incorrect. A chimney breast removed without replacing it with a structural support can result in everything above it, including the chimney stack above roof level, collapsing with catastrophic results. However if that has happened in the intervening decades it would suggest it’s unlikely to now, but you never know….
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I was referring to removing a chimney breast from ground level up to and including any remaining chimney stack above the roof. Of course, if you remove the chimney breast on the ground floor only, you need to prop up the remaining parts above it, with a proper steel beam structure, as indicated elsewhere in this thread.
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They're not redundant if, like me. you like period features and coves to provide shelves. I find them aesthetically pleasing though have no desire to burn fuel in them. I am also here, discussing the structural implications.
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They are redundant in terms of their original purpose, to burn wood or coal. Of course, many people like to retain period features; in which case you presumably will retain sash windows, dado rails, linoleum, and so on. Of course you are here to discuss structural implications.
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Raise these concerns with your conveyancing solicitor. They may be able to request the seller put an indemnity policy in place to cover eventualities should work not done correctly cause problems. Said policy prior to sale will carry over to you on completion.
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I think it's best to get it looked at now and factor into the price?
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You need a surveyor to confirm that it was done with appropriate structural work including (probably) steel reinforcement to the structure above. You may need building reg. sign off. I bought a house where it had been done improperly but we simply required the vendor to pay for the necessary remedial work before we bought it.
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