Chimney breast removed without Building Control approval

jimbog

There must be hundreds of thousands of victorian houses where the chimney breasts have been removed in houses refurbished in the 1960s, 70s or 80s and where the present occupiers simply don't know (or care) about supports etc.
Of course, that doesn't mean that they're all safe!

I think that you are admirable in trying to do the right thing. I would just be honest and say that you don't know about supports and that you have no knowledge of build regs have being obtained though it is unlikely that they have. I would then leave it to the buyer to do any surveys (at their cost) but give them free access to do so (allowing floorboards to be lifted etc.).

From what I've read elsewhere in this forum if the council are approached to confirm about building regs then indemnity insurance is no longer possible

You're not the first person to find themselves in this position - all will be ok!

lincroft1710

Any savvy buyer is going to want a structural engineer's report before proceeding as there are no building regs.

The fact the builder said building regs not required makes me suspicious he has not done the job properly.

GiftDeed

I just got a builder to have a look at this now (only visually though) and he said there is no way previous builder used gallow brackets because if he did, it would definitely be visible. But he said maybe previous builder used steel plates (not beams) which wouldn't be visible. Of course he can't be sure without stripping the floor etc. Also he estimated £1800 to remove the remaining chimney breast up to the loft and put gallow brackets in the loft. Now I wonder if I choose this route, will building regs will approve the work without seeing the previous work? I guess it shouldn't matter any more because the actual support will be in the loft.

Also talked to my estate agent and they advised me to call my solicitor and explain them that I am happy to get indemnity insurance against the building regs approval and if the buyer wants to send their own builder to check if the chimney is supported correctly they are welcome to do so.

Or knock down £2000 from the price and let the buyer sort out everything!

One stupid mistake cost me a lot of headache! Next time even before flushing the toilet I'll call council for advice

Sheila500

Just to let you know that our Council gave approval for Gallow brackets to support chimney breast in loft- happy with Builders quotation etc but then turned up to inspect before demolition and insisted on structural engineer. Structural Engineer has stated that steel beam must be used and not Gallow Brackets - has referred to Party Wall Act 1996. Very confused as Council said yes then said no on inspection. Just wasted our money.

Marktheshark

The issue is if its still present upstairs you have a couple of tonne of bricks hanging above the living room.
It is going to need a structural survey as to how its supported and if its not, it will have to be.

martindow

GiftDeed wrote: »

Or knock down £2000 from the price and let the buyer sort out everything!

I suspect this is tongue in cheek but don't let the seller do any 'remedial' work. They have cut corners already and you want to be sure it is sorted properly.

The only way to be certain is to get your own builder and possibly structural engineer in after you've bought it. Assuming you do buy this house - I would worry about what other horrors are hidden there.