Gallows Brackets / Chimney Breast Removal

[Deleted User]

Hi all,

We are purchasing a property and a chimney removal completed in 1992 has been noted by the surveyor. They have used gallows brackets despite the overhang looking quite significant (more than a few bricks depth) and it being in lime mortar. He has noted that the brickwork is in good condition.

I can see planning permission was granted for the removal, but not whether it was certified following the works completion.

The local authority now have a strict "no gallows bracket policy".

Any advice or considerations we should take?

vw100

In the past gallows were permitted for chimney breast removal up until a few years ago. If the removal been done in 1992 it should be perfectly safe with gallows as it has stood the test of time. You can always remove the gallows and install a universal beam if you are concerned. I would consider this if the adjoining property has also removed there chimney breast. However the brickwork has been noted as good which means the gallows are fixed well into the bricks. Also no action can be taken by the local authority has it been ages since the work was done.

[Deleted User]

I can see it was part of a planning application put forward and approved in July 1992. The council have no record of visiting the property to approve the subsequent works, but two visits were made between July and September. The application was part of a wider kitchen extension piece, so its unclear whether they checked up on both activities or just one.

I can also see that chimney itself is shared, and made up of four breasts in total. Only the rear two breasts have been removed from the dining rooms of the two houses. This means the chimney itself is supported from the ground floor up to the chimney, and the gallows brackets themselves are only supporting the remaining brickwork for the second chimney breast.

Thanks for your help.

FreeBear

What does your solicitor say ?
Get him to chase the vendors for completion certificates.

[Deleted User]

They are pretty indifferent to be honest. We ask a question, they pass on the question, they get an answer, they pass on the answer.

There is no completion certificate available. We could pay for an assessor to provide a completion certificate, but they'd want to expose various parts of the kitchen extension as it was a combined piece of work. Seems like the last 4/5 buyers in the last 30 years have decided not to proceed with that approach.

Our surveyor seems confident it looks reasonable and suggested we just follow up on the planning approvals.

Mutton_Geoff

I’d say if it hasn’t fallen down in 27 years, it’s there to stay.