Advice on HB Report - chimney issue

MissBailey

Hello,

I've just had our HomeBuyers report back with the following noted about the chimney:

There is a brick built chimney stack at the property where we note some cracking, moss growth and spalling brickwork. Condition rating 2.
Attention will be required to the stack as there is evidence of dampness in the roof void.
Timbers abutting the stack may be rotting.

Please can anyone advise what we should do next? Are there specialists who look at this kind of thing and are there companies that don't have a vested interest in telling us we need work?#

Thanks

G_M

Chances are that re-pointing the stack will sort it. 'Pointing ' is the cement between bricks. Sounds like it isold/worn, hence
a) cracks showing and
b) water getting in

Once it's re-pointed, damp will dry out. Pointing is a simple job, though if scaffolding is needed for access that will cost more than the pointing work!

Two caveats:
1) if the damp is long-standing, and the there IS rot to the timber inside, that will need treatment/replacing. If the damp inside is minor or recent, it will just dry out. Either golook yourself, or get a surveyor to check the timber.

2) if the 'crack' is not just pointing. ie a structural crack, that would be more serious. Has any work/conversion taken place in the house below the chimney? Was an internal wall removed to open up the house? Or a fireplace removed? If done badly these could have removed support for the chimney above causing it to move and crack.

Again, inspection/common sense can help, or get a structural engineer to look.

MissBailey

Many thanks for your reply.

They have taken out an internal wall (between kitchen and dining room) so that's a bit of a concern... So would a structural engineer be best to look at it? If so, where's the best place to find one? Yellow pages?

Also, what determines whether scaffolding is required?

Thanks

G_M

missbailey wrote: »

many thanks for your reply.

They have taken out an internal wall (between kitchen and dining room) so that's a bit of a concern...
is it beneath the chimney?
so would a structural engineer be best to look at it?
yes. But trouble is if the area has been plastered over/decorated he may have to remove plaster to find out what kind of extra support was put in place totake the weight.
seller may not want his plaster drilled away!
if so, where's the best place to find one? Yellow pages?
http://www.istructe.org/finding-a-structural-engineer

also, what determines whether scaffolding is required?
ask a roofer/builder for a quote. He'll quote for scafolding if he thinks he needs it.

thanks

:t...................................:t

kwmlondon

Was it just a studding wall or a structural wall?

MissBailey

kwmlondon wrote: »

Was it just a studding wall or a structural wall?

I've no idea

MissBailey

G_M: I think the wall would have been up against the back of the chimney, if that makes sense?

teneighty

Depending on the extent of the brick spalling you may be looking at rebuilding the stack. From the description is sounds like sulphate attack on the brickwork which is never worth trying to patch up. Get a couple or three reputable local general builders to have a look and give you quotes, they should also be able to advise on roof timbers and any flashings required.

Very rough guesstimate I'd say £1500 for complete rebuild including scaffold.

MissBailey

£1500?! Yikes! Thanks for the reply.