chimney breast removal no building regs

sunset056

hi all,

I could do with some advice as i am really starting to stress out at the moment. I am currently in the process of selling my home however a home buyers survey is shortly to be done. However previously we had 2 chimneys removed from our property - 1 from top to bottom so nothing remains at all. the other chimney we had took off from roofline we also had a corner piece of this chimney taken out that is in our bedroom the remaining part still remains intact in the adjacent bedroom up to the loft (live in bungalow) we had a concrete lintel fitted in the bedroom. However after searching the internet i know realise we should of had building regulations for this work which our builder at the time said we didnt need. i have investigated and i understand that if further support is required we could get gallow brackets fitted however i feel we are going to need a regularisation certificate. Has anybody any experience of getting one of these and what is involved and timescales etc? many thanks

macman

When was the work done? Building regs have been around for decades...

Doozergirl

Nothing really takes very long with Building Control. You can have an inspection within a few days and the inspector will let you know there and then if he's satisfied. A certificate can take a little while, but in the past, I've found them to be pretty helpful if you explain that it needs to be done quickly - as long as you know it's coming, you can promise buyers that it will be in place by exchange.

In your situation, you can offer an indemnity policy immediately, once the survey results come in. If the buyers are satisfied with this, then you're out of hot water.

What I'm not sure about is whether the LA would regularise something that clearly didn't meet regulations in force at the time the work was carried out and is questionably unsafe. You might need a structural engineer's okay first. How old is this work? You may be better having a conversation with a building control officer about this without mentioning the address before you make a decision on your way forward.

If you go route of doing it properly (which is what I would actually do), be aware that I've found two local authorities recently that wouldn't even be happy with gallows brackets as a solution either anymore. They want the joists engineered properly around it. Please check with the BCO before you do the work! It's not the most expensive of things to resolve; hundreds, rather than thousands, but messy. Of course, you could remove that one entirely as well.

wallbash

I've found two local authorities recently that wouldn't even be happy with gallows brackets as a solution either anymore.

Our local authority also changed their minds about gallows brackets. They were fine for many years BUT suddenly no longer if favour.
But we all know houses with lower chimney breasts removed , that are safe because of the corbelling of the bricks.

As suggested talk to the Building Inspectors, have always found them very approachable.