Corbelled Chimney Breast

Jaynorth_2

Hello,

The chimney breast on the ground floor in my house was corbelled back by the previous owners but the chimney breast in the room above is still intact and the surveyor said that the support in the corbelled breast is not sufficient.

I spoke to one builder who said that gallow brackets should be fitted in the corbelled breast but another builder said that the council does not allow this any longer and that the whole chimney will need to be removed - Is this correct?

wallbash

1) Surveyor , legally correct, but there are thousands of similar chimneys like that. ( I have actually seen more than 4 )

2) 1st builder, was correct
3) 2nd builder more up to date , lots of councils have changed the rules.

As for removing all the chimney , find a better builder, there are options.

Jaynorth_2

wallbash wrote: »

1) Surveyor , legally correct, but there are thousands of similar chimneys like that. ( I have actually seen more than 4 )

2) 1st builder, was correct
3) 2nd builder more up to date , lots of councils have changed the rules.

As for removing all the chimney , find a better builder, there are options.

OK will ask other builders. Thanks

Jaynorth_2

I spoke to another builder and he confirmed that the 1st option of installing brackets into the corbelled breast was not an option any longer as they stopped doing this a long time ago.

He did give the option of putting a steel beam in the loft to support the chimney but said that the cost for doing this was pretty much the same as removing the chimney stack.

He said the most cost effective option was to re-instate the chimney breast but I am not sure if this is viable because it is in the kitchen and there is hardly any space for units as it is.

Can I just ask if anybody else has encountered this issue and how they went about fixing it? And if it is actually something that needs fixing because I understand the surveyor has to mention it for legal reasons but is the support in a corbelled chimney breast really insufficient with the chimney breast still intact in the room above?

thanks

Gloomendoom

You may not lose as much space as you think as you could probably get away with two supporting pillars ground to floor. You could make it into a feature.

Jaynorth_2

Gloomendoom wrote: »

You may not lose as much space as you think as you could probably get away with two supporting pillars ground to floor. You could make it into a feature.

Would be difficult to turn it into a feature with the worktop going round it but it is something to think about. Thanks

tony6403

Jaynorth wrote: »

if it is actually something that needs fixing because I understand the surveyor has to mention it for legal reasons but is the support in a corbelled chimney breast really insufficient with the chimney breast still intact in the room above?

thanks

Some information below that you should take into account

1.1. The Building Regulations require that buildings remain structurally stable after alterations have been carried out on them. The removal of part or all of a chimney stack will require Building Regulation approval and work will need to be done to ensure the remaining part of the stack is properly supported.

1.2. The work must comply with the Building Regulations and an application to Building Control is required.

1.3. If a ground floor chimney breast is removed and suitable beams are not provided to carry the weight of the stack and chimney breast on the first floor the resulting eccentric loading of the stack and breast could eventually pull the wall over.

1.4. NOTE: Some chimneys act as a buttress and provide support to long walls. If this is the case consult a structural engineer. The engineers design will need to be submitted to Building Control prior to commencement.

1.5. If the chimney you are intending to remove is on a shared wall with your neighbour (the party wall) you will most likely have duties and obligations under the Party Wall Act 1996.

This is designed to resolve disputes, which may arise, between neighbours when building work is carried out. The Party Wall Act is not administered by Building Control is available at



http://www.communities.gov.uk/publications/planningandbuilding/partywall

Gloomendoom

Jaynorth wrote: »

Would be difficult to turn it into a feature with the worktop going round it but it is something to think about. Thanks

Then don't run the worktop around it. Anyway, it wouldn't be it, it would be them. Two pillars with a gap in the middle rising up with a lintel or arch bridging them to support the chimney breast above. My wife had a similar setup in her old house. She put the cooker in the alcove... and made a feature of it.

All it takes is a bit of imagination.

robin3425

Did this show up before you bought the place?

Jaynorth_2

robin3425 wrote: »

Did this show up before you bought the place?

Yes but so did the fact that the kitchen floor needed changing as well as the hand rails on the stairs

justintime999

Gloomendoom wrote: »

Then don't run the worktop around it. Anyway, it wouldn't be it, it would be them. Two pillars with a gap in the middle rising up with a lintel or arch bridging them to support the chimney breast above. My wife had a similar setup in her old house. She put the cooker in the alcove... and made a feature of it.

All it takes is a bit of imagination.

I like the way you think.