Shared chimney issue

GAWA81 · 19 March 2018 at 8:43AM

Hopefully this is the correct forum.

I bought my semi-detached house about 6 years ago. At the time the survey suggested the shared chimney was leaning slightly, but it didn't cause issues with the mortgage and I went ahead anyway.
It's not caused any leaking or anything since, so I've never addressed it. However, recently had someone doing another bit of work for me, he noticed it and had a look at it. He said when my chimney breast was removed by previous owner, they didn't properly support the stack left behind and whilst he isn't an expert, strongly recommended I get it removed.

Obviously the issue then is that it's a shared chimney and my side has effectively damaged the other side, with both halves presumably having to be removed. I just wanted to be sure of my rights/obligations before I talk with the neighbour .... ie. Do I need anything official to present to them other than just going and discussing it? Am I responsible for the full repair? Do I need to pay for a rebuild on their side?

The neighbour is nice enough, they use an electric fire so the chimney is not currently being used on their side (so possibly won't want a rebuild) . We briefly mentioned the leaning chimney when I first moved in so they were aware of the problem, but probably not the cause. We have not talked about it since.

Any advise welcome

armchaireconomist · 19 March 2018 at 1:33PM

It certainly sounds like the negligence of previous owners, and consequently now your responsibility.

How would you feel if your chimney needed substantial, disruptive repair due to poor workmanship on the neighbouring house and you were asked to put up half the money?

I'm very surprised the mortgage company didn't raise issue with this mind.

I would get a specialist round to suggest best course of action before it potential becomes a major safety issue.

G_M · 19 March 2018 at 1:41PM

Start by getting some expert opinions, and quotes (3?), so you know what's involved.

Normally costs associated with a shared chimney would be shared, but in this case it does sound like you (your property) are responsible for the problem. If I were the neighbour, and knew why the chimey was leaning, I'd expect you to pay.

Either way, the Party Wall Act will apply. Whether you and your neighbour invoke this formally, or reach an informal agreement, depends on your neighbour.

edit: the alternative it to leave the chimney in place, but add proper support (as should have originally been done). But this might be more expensive, more disruptive inside etc.

EachPenny · 19 March 2018 at 1:58PM

Is the bit which is leaning the part on the outside above roof level, or is there some leaning lower down?

I wish people proposing to rip out their chimney and put gallows brackets in as a DIY job with no professional involvement could read about your situation first.

You will need to get professional advice, and the work will need to be agreed with the neighbour as a 'party wall' operation.

If the only part of the chimney affected is above roof level, then the extent of the work might just be demolishing the existing chimney to roof level, then rebuilding their part and making good the hole left in your roof.

If they don't have a need for the chimney any more then they might agree to have the whole external part of the chimney removed and the roof made good - this could be an advantage to them as it would reduce future maintenance liability. It shouldn't be necessary for the internal part of the chimney to be removed on their side (so the work wouldn't be disruptive to them) and in fact it is possible that the structural engineer you use would advise them to retain the internal chimney (or at least the ground floor part) to provide support to the party wall.

If the 'lean' is only minor then it might be possible to add extra support to stop it moving any further. However, that kind of work can be tricky, especially in the confined space of a loft/roof space, so removal is likely to be the more cost-effective option.

GAWA81 · 20 March 2018 at 12:09AM

Cheers folks, I probably should have looked into it more when I purchased the house, but circumstances at the time meant I was under pressure to ensure it completed.
My thoughts were to get the whole stack removed and pay for it, which I'm hoping wouldn't be too expensive. A rebuild might be a lot more expensive, so trying to avoid given the chimney is not in use.
I think I'll just say to the neighbour that I'm getting it assessed and suss out what they think.

GAWA81 · 20 March 2018 at 12:18AM

EachPenny wrote: »

Is the bit which is leaning the part on the outside above roof level, or is there some leaning lower down?

.

Guy said my stack is only part remaining and is basically supported by the other side down into small attic. Thought there might be some work to stabilise it, but it's hard to tell. It's been like that for 6 years at least with no issues , but I would rather not chance it any longer.

AdrianC · 20 March 2018 at 9:24AM

GAWA81 wrote: »

I bought my semi-detached house about 6 years ago. At the time the survey suggested the shared chimney was leaning slightly, but it didn't cause issues with the mortgage and I went ahead anyway.

Fair enough.

However, recently had someone doing another bit of work for me, he noticed it and had a look at it. He said when my chimney breast was removed by previous owner, they didn't properly support the stack left behind and whilst he isn't an expert, strongly recommended I get it removed.

Thank him kindly for his opinion, and get it confirmed (or not) by somebody who IS an expert.

Obviously the issue then is that it's a shared chimney and my side has effectively damaged the other side, with both halves presumably having to be removed. I just wanted to be sure of my rights/obligations before I talk with the neighbour ....

Find out if it IS a problem first.

DaftyDuck · 20 March 2018 at 2:27PM

Karius_Lucas wrote: »

Too bad. You should've hired a Home Inspection Company before buying that house.

Well, as a first post like that makes me ponder... I wonder..... would you happen to be able to recommend a "Home Inspection Company", maybe even work for one?

:D:D

Oh, UK -based might help!

cajef · 20 March 2018 at 3:25PM

DaftyDuck wrote: »

Well, as a first post like that makes me ...ponder

Their other four posts have been deleted as they were pure spam.

Edit:- See they have now been PPR'd

vw100 · 20 March 2018 at 6:51PM

There is a house at the back of my garden on the road behind mine, and it is a shared chimney (Terraced houses) I can see the chimney is slightly leaning to one side and the lean has made a crack appear around the middle of the stacks above the roofline. The house is about 130 ft away and I can see the crack that far.

Your best options is to knock the stack upto the roof line or just above it for your neighbour and take out yours completely and repair your own roof. Or support the stack using gallows or a beam that goes across two walls to prevent any further movement. The gallows might be a easier option dependent on how big your chimney brest is, but some councils prefer the beam over gallows but it dependent on other factors such as the quality of brickwork of the party wall, size of the chimney brest, if neighbours have removed theirs.

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Shared chimney issue

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