Help: Chimney breast removed - need structural support in roof space!?

simplymegreg

Hi,

I wonder if you can help me as I'm a little lost. I'm buying a small, purpose built, 1930s build, 2 bedroom, top floor maisonette flat. The building survey has just come back and has mentioned this:

"The chimney breast within the rear bedroom has been removed. The remaining chimney masonry remains within the roof space. However the masonry appears to be unsupported. This is urgent and the remaining structure must be supported. You will need the advice of a structural engineer and all works must be carried out with local authority approvals".

I am considering going back to the vendor asking whether or not these works were done in the course of her ownership. I'll also probably be asking for a reduction in price to cover the costs of the works. My question is does anyone know roughly (and I mean roughly - a ballpark would be appreciated) how much this type of job would cost and what it would entail?

I note that the surveyor used the phrase 'APPEARS to be unsupported' so it may actually be supported!

Guidance welcomed.

Thanks

propertyman

The supports might well be in the roof area and can be inspected, as it is unlikely that the MV will have done more than a head and shoulders inspection of the roof area.

It depends who under the lease is responsible for the roof and chimney.

it is common that in a one up one down that the upper flat has responsibility for the upper half, inside and out, in which case it is a simple matter of doing the inspection and if remedial works are required, their cost and to what extent they affect the value.

if the exterior and structure are retained by the freeholder( and your lease is of the interior up to and including the plaster ) then you will need to see if the V or earlier owner obtained landlord's permission for the alterations and get a copy of the consent. if not then the inspection is needed and retrospective consent should be obtained.

Do make sure that you see if building regulations consent was obtained as well.

slightlynervy

I had exactly the same problem, the chimney was removed from the ground floor and 2nd floor but not in the roof for some unknown reason (Don't ask me why).

The chimney breast was only supported by a piece on timber and the brackets were incorrect placed. It was not compliant with building regs either.

To install a new RSJ (rolled steel joist) was quoted at £695, and i knocked the price of the purchase sale.

simplymegreg

I have an update and I'd like some advice. Would this put you off a house purchase... should I walk away?

Following the building survey saying there was no structural support for a chimney breast in the roof space, a structural engineer surveyed the property at the vendor's expense. Although I am yet to receive the written report, it has been verbally confirmed that there is no:

a) support to the chimney breast in the roof space; and
b) support to the purlins in the roof space. The timber props need to be re-instated.

I have said to the estate agent that if I am to proceed, the vendor will need to have these works done prior to exchange of contracts AND it must be done by a builder who I vet and approve of. Ideally I just want to go on the federation of master builders website and find someone off of there to do it.

As a whole, I think the property is a good purchase for me in terms of space, price, mortgage affordability and so on. I am just wondering if I am biting off more than I can chew here? There are just a lot of 'what ifs' that concern me.

We are quite far down the conveyancing process now with my offer having been accepted end of February.

What are your thoughts?

Thanks

Kayalana99

Its up to you if you want to walk away it depends how much you want this property and what else is in your area.

I was going to suggest, but you said it yourself that you make sure all work is done before you buy and keep the same offer in place as it saves you ALOT of hassle + you know its sorted then as you never know more issues may come up...quotes can go over budget etc.

Id probally walk away if vendor refused to be honest but not otherwise unless thier were other propertys avaible.

simplymegreg

Thanks.

I'll also have to consider whether I want the vendor to seek retrospective building regulations certification for the works so it helps me upon sale of the property. Although she won't know if the works were done before 1984 which, I believe, doesn't require certification..

chelly78

Same thing happened when we bought our house. Both chimney breasts removed leaving the stacks only. The front one was correctly supported on metal brackets but the rear one had no support. After a bit of discussion the vendors ended up paying to have the rear stack removed and the roof repaired where the stack had been. Initially they wanted us to pay for it, then they suggested 50% each but our solicitor advised otherwise. They also had an idemnity policy but in the words of our solicitor that's not much good if the chimney stack falls on you!

thelem

Out of interest, why is the plan to support the chimney stack. Wouldn't it be better to remove it, or is that a much bigger job?

DRP

thelem wrote: »

Out of interest, why is the plan to support the chimney stack. Wouldn't it be better to remove it, or is that a much bigger job?

i'd guess costlier (than the £695 quoted in a previous post) as you have to have a couple of fellas on the roof for a few days at least ...