Rebuilding Chimney Breasts

AB89

Hi all,

First post here, I've searched for an answer for this far and wide but can't find a response to this specific question. We've had an offer accepted on an 1890s 3-storey Victorian terrace, but our survey highlights a missing chimney breast on the rear 1st floor (leaving basement, ground & loft chimney brickwork in place), while all but the stack in the loft remains at the front of the property.

Does anyone have any idea how much rebuilding the breasts (out of simple blockwork) will cost - these are basically needed in 4 rooms (1 at the rear, 3 at the front) with both then connecting to the remaining stack in the loft?

Any help would be massively appreciated,

Cheers,

Alf

stuart45

Do you want them rebuilt so they can be used again with open fires/woodburner?

EachPenny

AB89 wrote: »

First post here, I've searched for an answer for this far and wide but can't find a response to this specific question. We've had an offer accepted on an 1890s 3-storey Victorian terrace, but our survey highlights a missing chimney breast on the rear 1st floor (leaving basement, ground & loft chimney brickwork in place), while all but the stack in the loft remains at the front of the property.

Does anyone have any idea how much rebuilding the breasts (out of simple blockwork) will cost - these are basically needed in 4 rooms (1 at the rear, 3 at the front) with both then connecting to the remaining stack in the loft?

Welcome

To get a useful answer you'll need to give an indication of location.

Also, can you clarify whether you want the rebuilding so the chimney(s) are functional, or if you are just looking at a cosmetic job? Functional chimneys will need lining, and doing this as an insertion part way up existing chimney could be tricky.

You'd also need investigations into the condition of the remaining parts (they could be clogged with demolition debris) and the linings could have been damaged in the process.

AB89

Hi both,

There are still the breasts of the rear chimney in the basement and ground, so a breast is only needed in the rear first floor bedroom, while a breast is needed on all 3 floors at the front to then meet with the stacks remaining in the loft. The rear only needs to be aesthetic but structural, while we'd like a fireplace on the ground floor at the front (above the basement - unsure if hearth is still in place) - but we're only going to put a log burner in with a flue all the way up - but we are talking well into the future.

What would be the best course of action with this? Also, even the remotest ball park figure of cost would slightly reduce my anxiety levels right now!

Thanks so much,

Alf

EachPenny

AB89 wrote: »

There are still the breasts of the rear chimney in the basement and ground, so a breast is only needed in the rear first floor bedroom, while a breast is needed on all 3 floors at the front to then meet with the stacks remaining in the loft. The rear only needs to be aesthetic but structural...

Why does it need to be structural? Is it because the survey has said the existing stack is not properly supported? Did it have building regs signoff? If not, then you could be dealing with far more serious issues than the cost of getting it rebuilt. Or are you assuming it needs to be rebuilt simply because the survey says it is 'missing'?

stuart45

If I'm reading this correctly you need the chimney breast started in the basement and taken up to the roof space at the front where it joins the breast in the roof space and the rear only needs the first floor breast built in. So you will have only a woodburner on the groundfloor using the chimney.
Your location will make a difference to the price, so it's best to get a few local builders to look at the job.
With all the making good and plastering etc I would think at least 10 grand.

AB89

The rear stack is seemingly unsupported in the loft, although it appears to be sitting on a lintel on the rafters (don't panic however, the survey did not acknowledge any change in condition to the ceiling below, nor listing of the stack etc). The other side has a gallows bracket, but with it being from the 1890s, I don't think this is an ideal situation. We can also assume that this has been the situation for a number of years though, if not decades, as we have found previous adverts for the property where the breasts are missing.

But yep that's exactly it Stuart, ideally it'll all be built using blocks as brickwork is hardly necessary, will building effectively 4 walls internally run into 5 figures then?

One final thing, the only other solution is to run a steel from front to back in the loft to support both stacks - do these RSJs need to be one long section (i.e. need to be inserted through an aperture in the roof), or can they be sectional and welded once inside?

Thanks for all your help

stuart45

AB89 wrote: »

But yep that's exactly it Stuart, ideally it'll all be built using blocks as brickwork is hardly necessary, will building effectively 4 walls internally run into 5 figures then.
Thanks for all your help

For an accurate price you need a builder on site. If you need a working fire place there is a bit more work involved than just building up 4 walls. Remember they will need to cut through the floors and ceilings as well.
RSJ's can be spliced.

Fire_Fox

Might sound silly but ... Who or what is the estimate for? Are you wanting to renegotiate the purchase price with the vendors? Or is this simply for your own financial planning?

If a full structural survey has highlighted potential problems, the purchaser can - and often does - request that the vendors give another professional (eg. builder, structural engineer, damp specialist, electrician) access to inspect and quote for fixing that problem.

If you intend to renegotiate the purchase price, ask your builder for two quotes. One to fully reinstate the chimney breasts/ stacks, and the other for the cheapest way to make them structurally safe. You then renegotiate on the cheaper option

The norm is to remove the unsupported sections or put in RSJs for support, whichever is safer and easier: I assume this is much cheaper that fully reinstating the chimney breasts/ stacks.