Chimney repairs half done....

Trinkle1

We just had repairs carried out on our roof mainly just flashing renewed which we paid £1500 for (as needed Scaffolding) this is a 3 storey property. Since then we have had lots of rain and noticed damp still coming in on the top floor around the chimney breast, we noticed there is only flashing around 2 sides of the chimney (one side is gable end so runs straight down the wall) when we called him to return to finish off the flashing he told us the damp is probably being caused by the chimney internal damage???? and we would need to have it rebuilt at cost of £2000 or taken down at cost of £1000 with no acknowledgement of the missing flashing?? He advised me he would call back but i am still waiting...im sure the damp would be occuring where the flashing is missing but as i am no expert i would like someone to tell me im right before i ring him again to complain?? Also would i be expected to pay for scaffolding to be erected again or would this be for him to arrange as he missed this flashing originally?? Please help Thank you

muckybutt

Is the chimney in use ?

If not does the chimney have a cap on it ? to block birds and rain.

If the latter its possible you are getting damp penetrating through the chimney when it rains thus causing you the problems now.

If the chimney is in use then you can get a range of cowels that fit onto the chimney pot to stop rain getting in and allowing you to use the chimney.

Trinkle1

Thank you for replying :-)

The chimney is not in use at the min we do plan to use the kitchen side to put a range cooker in...The guy who did the previous work told us he had put caps on the chimney pots but we are still getting drops of rain and soot in the fireplaces?? Also the damp is only on one side of the house below where the flashing is missing am i right in asking him to finish the flashing?

teneighty

I'm slightly confused but if I've understood your post correctly you would not normally have a flashing on the gable wall side of the chimney stack.

The flashing acts as a semi-flexible weathering where 2 dissimilar surfaces meet, eg between the roof tiles and the brick chimney. I'm assuming the gable wall brickwork just continues into the chimney stack so there is no step or join as such.

So it does sound possible that the damp is coming down inside the chimney or if the pointing or capping to the top of the chimney is damaged possibly just soaking into the brickwork, as if the chimney is old it probably doesn't have a damp proof course at roof level. If he has put caps on the pots you should be able to see them, are you sure he wasn't quoting for renewing the capping on the chimney stack? That is the cement flaunching that sheds rainwater off the top of the stack.

Having said that £1500 is an awful lot of money just to have the flashing replaced, even with the cost of scaffolding. I would be very reluctant to let that same person do anymore work on my property, what is his trade?

muckybutt

It sounds like your caps dont fit properly if you are getting soot spots down the chimney when it rains....if they have been fitted at all !!

The flashing.....flashing only needs to be on three sides...front - back and side, there is no need for flashing on a gable end.

How does the pointing look on the gable end ?

Trinkle1

Thank you both for replying...

This is a house built in the 1880's and the chimney is 6 pots long so quite big, the 'certified' roofer (that actually came recommended, although i wouldnt be recommending him anytime soon) replaced flashing to only 2 sides of the chimney, the third side which slopes down on the the front side of the slate roof has no flashing and the gable end side (4th side) looks fine no cracks in render, leaning or any other damage etc.

When he went up onto the roof he told us all slates etc were in good condition but told us we had a problem with our chimney, told us he would re-cement it and put caps on to help keep rain out.

We cant get up that far (3 storeys) to see the pots or the state of the chimney close up unfortunatley im not brave enough to go that far up on a ladder :-)

Most of the original damp is now cured just that one area on the top floor directly under the missing flashing area that continues to spread when it rains and the rain and soot spots in the lower fireplaces. I speak to him on the phone and he keeps promising to ring me back but never does. I wanted a second opinion that im right to pursue the missing flashing with him as to get someone else in to finish his work would cost me extra and ive already paid him!!

Thank you in advance

teneighty

From your description it sounds like the front of the chimney stack should have a flashing but you say there is no flashing which suggests it wasn't there previously. Any chance of a photograph?

With regard to pursuing the roofer over the "missing" flashing? Utlimately, it all depends on what the roofer agreed to do in his quote. I can only suggest you read the quote carefully and establish exactly what works were included.