removal of chimney breast

elliebobs

Hello

am hoping people on here can give me the benefit of their experience. We live in a traditional two up two down terrace and I'm looking to remove the chimney breast in the kitchen. It's fairly big, about a foot by six foot.

I've hopefully managed to get a builder in to give us a quote but I'm looking to hear from people who have had this kind of work done. I know it's messy and that an RSJ will be needed. To make matters more complicated the chimney breast is shared with our neighbour; does this mean that it could also impact upon their property???

My OH is of the opinion that although we will gain more space (the alcoves at the mo are pretty much useless for fitting in any furniture) the hassle, cost, potential problems when we come to sell far outweigh the advantages.

Any advice gratefully received

Thanks in advance

Mankysteve

Don't about the process of having it done but parent house had the chimney removed before they moved in makes a huge difference.

danielfulshaw

Hi

I have had this done this year in a semi-detached property I have just bought. Your other half is correct - it's not only the size of the chimney and, therefore, how much space you gain but the fact that having it removed allows you to use the space much better. For us, that means we can put cupboards in and you get a greater sense that the rooms are bigger without the chimney. A few things to consider:-

1. Get a structural engineer in to calculate the loads. It's a relatively quick job and will give you peace of mind and help you keep the council on side because they know the loads will have been calculated correctly. Builders get it wrong, cut corners;- you don't want the roof landing on your head.
2. Depending on the type of wall and chimney you'll probably be looking at having a gallows bracket fitted. Essentially it's a giant steel shelf that transfers the downwards load from above onto the party wall
3. You must, must, must get your neighbour to sign a party wall agreement outlining your proposed work. I would do that a few weeks before work is due to begin. Again, if you can show them the structural drawings it will put their mind at rest. Because it's your property they can not stop you from carrying out the works but if anything happens and you damage their property you will be liable.
4. I would get your builder to take photos of their side of the wall before work commences. Neighbours are all too happy to use you as an opportunity to get their wall re-plastered by claiming that that crack that has been there for 5 years was a result of your builders.
5.You will also have to get the council building control out at various stages to monitor and sign off on the work and to issue a certificate. They will also check the builder has followed the drawings and hasn't cut corners giving you peace of mind.
6. Actually taking down the chimneys is usually quite quick. One day and 2 skips in our case.

best of luck!

slummymummyof3

You will need the party wall etc act to do these works. If your neighbour is not in agreement and dissents to the works, you will be responsible for paying for your own party wall surveyor and an appointed surveyor (who can be the same as your one if the adjoining owner is happy with this) On the other hand if your neighbour is quite happy for the works to go ahead they can just sign the agreement form rather than having a schedule of works and schedule of condition of their property being drawn up.

wallbash

having a gallows bracket fitted.

In our area , these are now not allowed .
Took my first chimney breast out over thirty years ago , its a messy job, but after the first couple of rows , not that hard.

elliebobs

Thanks everyone for your help. I figured that the party wall would be a bit of a problem. The neighbour is a really nice chap so I'm sure he won't mind signing; I'm just not sure that I would want to be a position of worrying about it causing problems down the line.
It would give us so much space though and it's space that is badly needed.

Why OH ever bought this house I'll never know; we've had no end of problems with it!

Thanks again to all of you.

cyclonebri1

The last one I was involved with, (late last year), neccesitated 2 rsjs being run accross the whole room under the edges of the chimney breast, a further shorter lighter rsj then was placed accross these 2 under the front edge of the breast, but within the ceiling void. However this was a detached property so no party wall complications, Good luck:beer:

elliebobs

Thanks again to all that replied. Much appreciated.