Chimney

brownfrog

Thanks to advice given elsewhere, we've decided to take the plunge and see about getting a wood-burning stove. Unfortunately, we live in quite a new house, and like many new houses, there's no chimney! We do have space by the side of the house outside the existing sort-of fireplace (has gas fire in it), so we'd like to build on a chimney (red brick) and knock out the wall to make a fireplace. We've only had one quote so far, which was from a wood-stove company, and that was £6000 just for the chimney (then extra for the stove and flue pipe). Does this sound reasonable for this type of work?

brownfrog

brownfrog wrote: »

Thanks to advice given elsewhere, we've decided to take the plunge and see about getting a wood-burning stove. Unfortunately, we live in quite a new house, and like many new houses, there's no chimney! We do have space by the side of the house outside the existing sort-of fireplace (has gas fire in it), so we'd like to build on a chimney (red brick) and knock out the wall to make a fireplace. We've only had one quote so far, which was from a wood-stove company, and that was £6000 just for the chimney (then extra for the stove and flue pipe). Does this sound reasonable for this type of work?

Anyone? Please?

Or if you've had one done, how much did it cost?

Can anyone recommend some builders to try in the Hampshire/Dorset area?

Flyfisher_2

You could use a double insulated flue pipe. You can run it up the inside of your house and box it in or you can bolt it on your external wall. The only drawback is that they are usually made of shiny stainless steel.

http://www.stovesonline.co.uk/external-insulated-flue-system.html

brownfrog

Yes, we've done the sums, and it will take a while to pay back. That's one reason we want a chimney - it'll add more capital value than a flue would.

Doozergirl

brownfrog wrote: »

Yes, we've done the sums, and it will take a while to pay back. That's one reason we want a chimney - it'll add more capital value than a flue would.

You're joking right?

A chimney adding value? It just doesn't. Really, really, really does not.

It's expensive to go for a wood burning stove anyway, let alone with the cost of building a chimney that will simply not add value. You will get no capital return on either the wood burner or the chimney, even if you're creating an inglenook, it's not space that you can really use. You won't even see your money back - you buy a wood burner because you want one.

I would have the double lined flue.

brownfrog

Doozergirl wrote: »

You're joking right?

A chimney adding value? It just doesn't. Really, really, really does not.

Ah, no, I'm not. We've had three estate agents in and they've all said it would add considerably, mainly because without one, people consider a house looks unfinished. Might I ask what you're basing your comment on?

Doozergirl wrote: »

even if you're creating an inglenook, it's not space that you can really use.

We won't be losing any space either though - the chimney would be built on the end of the house, and the fireplace knocked through.

Doozergirl wrote: »

I would have the double lined flue.

Well, that's a non-starter now anyway - I've contacted the council, and been informed that they wouldn't give permission for it. Unless it's built of brick, forget it.

Doozergirl

brownfrog wrote: »

Ah, no, I'm not. We've had three estate agents in and they've all said it would add considerably, mainly because without one, people consider a house looks unfinished. Might I ask what you're basing your comment on?
I'm basing it on being a property developer and knowing what makes money because it's my own money I'm spending. EAs appease homeowners to try and get their business. I can honestly say that despite still asking them what they think, I have never had constructive advice from an EA.

Whether there's a chimney breast on the outside of a house is not anywhere near the top of someone's list when they are viewing a property. I agree that a room can look souless without a fireplace but you can have a fireplace for a lot less than the cost of an entire new chimney. Did the EAs have any idea that building a fireplace was going to cost in excess of £6000? It isn't their job to know how much renovations cost. Without blowing my own trumpet, I need to know what things cost and how much value they might add in order to make properly informed decisions.

You're not increasing square footage and it's not creating utilisable space from within, therefore it is not adding value.

A beautiful, knock-out, flueless fire would cost a lot less than just your chimney.

Even if you manage to pull off a chimney, complete with a fitted fire for £6000, given the choice between two otherwise identical houses, would you, hand on heart, pay £6000 more ( and another £12000 in mortgage interest over 25 years) for the one with a fireplace? Let alone have it add value as well - so pay £8000 more? Even Persimmon wouldn't get away with that! How much more would you pay? £500? £1000?

There isn't an otherwise identical house even. Therefore there's nothing to make a buyer draw a financial decision on the fireplace and it becomes worth nothing, just a part of the house. It happens to far more important things than with chimneys. A house with a far better infrastructure will often only sell for a tiny amount more than a well decorated house with ageing electrics, roof etc. without a proper surveyor to look over things. Comparable prices don't go into that much detail. You can see from a glance the size of rooms, the number of bedrooms and bathrooms - it's impossible to draw comparison on a chimney.

We won't be losing any space either though - the chimney would be built on the end of the house, and the fireplace knocked through.
An inglenook would add space, not take it away. It would be a large knock-through with the bottom of the chimney effectively becoming part of the room.

Well, that's a non-starter now anyway - I've contacted the council, and been informed that they wouldn't give permission for it. Unless it's built of brick, forget it.
Unless you live in a listed building, I'm almost certain that a flue would be permitted development. If it is listed then the materials needed are going to send your cost rocketing.

I'm sorry but I think you'd be insane if you were doing this for the purpose of adding value. If spending £6000 on the fire is going to make your life happier, then please, please go ahead but do not ever expect to see that money back. A buyer, if they loved your house, would pay the same price with or without chimney.

It may make your house more saleable "that house with the nice fireplace" but you won't find people prepared to pay a tangible % of the asking price for a simple chimney.

MRSCARNEY

I would try and get more quotes and then you can be in a better position to judge if the first quote is reasonable.

From a financial point of view, it may not add value to the price of your home but if you plan on staying in the house long term it can drastically reduce your heating costs, especially if you have access to free wood.

You could also look at the Fuel and other heating forum to see if there's any relevant posts on there.

EliteHeat

Well I think that a chimney would add to the value of the house.

Very similar to the way that cat flaps do.