Cracks in Chimney Breast - What to do?

middlecat

dopestar - how interesting! That wall in the youtube link looks a bit like the one in my picture, albeit newer! When I next visit the property, I may have a go and seeing if the bricks crumble like the ones in the video.

Doozergirl - I wonder how much it costs to rebuild, and what exactly should be rebuilt?

hethmar - according to my Homebuyer's Report:
There is one brick built chimney stack at the property. Flashings where visible are of metal construction. Chimney stacks are particularly exposed to the weather and so regular maintenance must be carried out to ensure their stability and weathertightness. No significant defects requiring immediate attention were observed from ground level. - sounds like it may be OK?

chris_m

middlecat wrote: »

dNo significant defects requiring immediate attention were observed from ground level. - sounds like it may be OK?

Bearing in mind the cracking inside I wouldn't be certain - was it just a quick look or did he get a pair of binoculars out? I suspect all that means is that he couldn't see any obvious leaning nor any bricks falling out.
Whether or not any cracks in the mortar joints (or, even, the bricks) would be visible with the naked eye I wouldn't be too sure, especially as being able to see all sides from ground level may not be possible.

If you're getting a structural engineer to check out the inside it might be best to get them to have a look at the outside as well - indeed, they may well recommend that themselves.

middlecat

chris_m wrote: »

Bearing in mind the cracking inside I wouldn't be certain - was it just a quick look or did he get a pair of binoculars out? I suspect all that means is that he couldn't see any obvious leaning nor any bricks falling out.
Whether or not any cracks in the mortar joints (or, even, the bricks) would be visible with the naked eye I wouldn't be too sure, especially as being able to see all sides from ground level may not be possible.

If you're getting a structural engineer to check out the inside it might be best to get them to have a look at the outside as well - indeed, they may well recommend that themselves.

chris_m - thank you, very good point, I will make sure that the structural engineer have a look outside too.

hethmar

I was wondering if the stack had suffered a chimney fire.

You should be able to tell yourself if the stack brickwork is newer than the rest of the building.

paye

middlecat wrote: »

Thanks for the suggestions so far. Based on what I can see in the photo, I think the cracks have actually gone through the bricks.

paye - I still have a chance to get out of the deal if the problem is serious, so a tell tale will take too long to tell me what I need to know.

sorry mate totally missed read your post lol, Hope u got it sorted.:beer:

Riq

If it makes you feel any better our chimney in the loft was REMOVED and nothing was put in place to hold the chimney above it. It really is rather dangerous.

Going to cost £1,600 or so to get it structurally sound due to having all stud walls underneath a beam can't support the weight.

middlecat

Riq wrote: »

If it makes you feel any better our chimney in the loft was REMOVED and nothing was put in place to hold the chimney above it. It really is rather dangerous.

Going to cost £1,600 or so to get it structurally sound due to having all stud walls underneath a beam can't support the weight.

Hi Riq - it's interesting to hear your figure as it doesn't seem as bad as I thought. I was imagining a bill in 5 figures!

I have engaged the services of a chartered structural engineer to look at the problem tomorrow, and will report back on progress after that.

hethmar

OH says looks like the wooden 4 x 2s were put in as stud work, as a diy job to fix plaster board to. A fire hazard if to be used.The wiring is also diy. If you are thinking of using the fires as working fires the smoke and heat will come through the cracks in the stack (which apparently arent that rare) and you can render it up or line it internally and then render the external stack in the loft area to strengthening it. The steel isnt easy to see - could be a bit of straight galvanised or bit of angle iron but probably put in to support the stack a bit.

middlecat

Hi Hethmar, interestingly, that's what the structural engineer said too. The cracks in the chimney breast could be unsafe if I decide to use the fire and the chimney is not properly lined.

The engineer visited on Saturday. I was expecting a straightforward assessment on-the-spot, and I will be given the green light to proceed with the purchase. Alas, that is not to be. He said the alteration is very unusual as both the chimney breasts in the house are still intact. He doesn't know why the steel beam is there but he does have some hypotheses. We also went round to the neighbour's and had a look (he had both chimney breasts removed). He took many measurements during the 2-hour visit and will now report back early next week. He said it looked like a very poorly executed job - perhaps someone decided to alter the wooden beams in the roof to make more space (the original design may have been diagonal wooden beams reaching to the middle of the roof area, hence not leaving much clear space for storage, compared to the altered design of a clear space for storage and vertical wooden beams all around), the cracks appeared and they decide to just stick a steel beam in to support it. We also spotted some newer brick work near the cracks too.

All in all, it wasn't a good day for me as he said it might cost £5k to get it rectified for safety and signed off by building control.

The vendor was there during the engineer visit and she got very nervous too when I said the engineer needed more time and we also had to visit the neighbour. I guess we were both expecting the engineer visit to be straightforward. The vendors did not realise there is a steel beam up there, neither did some of the previous owners. I guess it must have been done at least 6 years ago. The vendor's survey did not pick this up when they bought the house.

It's hard to tell the vendor that things are not right and try to renegotiate when they have stayed in the property for 6 years with no adverse effects. As a buyer, it is definitely a problem though as I may face issues (like what they are facing now) when it comes to sell in the future.

hethmar

OH doesnt think it should be anywhere near £5k!