Shared chimney

FreeBear

Are the unused pots capped and any bricked up fireplaces adequately ventilated ?
If not, this could lead to issues with damp. Ventilation and pot caps would be the responsibility of the neighbour on their side (my opinion, legalities may differ).

Davesnave

FreeBear wrote: »

Are the unused pots capped and any bricked up fireplaces adequately ventilated ?
If not, this could lead to issues with damp. Ventilation and pot caps would be the responsibility of the neighbour on their side (my opinion, legalities may differ).

You make a good point and I'm sure the actual pot capping and ventilation matters are individual responsibilities.


This is why the neighbour needs to do more than simply send a note to the OP. They need to get the roofer to take photos of the problem and to explain to the OP how the points you raise have also been addressed/ruled out. Properly shared info is the minimum I'd expect before shelling-out on something that is a sharedresponsibility.

PasturesNew

G_M wrote: »

Let's see.


1) loose bit of lead flashing. Man on ladder. 30minutes + lead. £50?

But the man with the ladder will probably still quote a full day rate AND insist on scaffolding. £300.

Davesnave

PasturesNew wrote: »

But the man with the ladder will probably still quote a full day rate AND insist on scaffolding. £300.

If it's two storey he will, as his insurance will want health & safety properly considered, or they'd not pay out.


It won't be £300 either. At least double that.

G_M

PasturesNew wrote: »

But the man with the ladder will probably still quote a full day rate AND insist on scaffolding. £300.

You've not met my man then.........? But yes, the insurance and scaffolding are issues.

Jennabob

I have a gas fire so presumed this meant the fireplace/chimney pot was open? I am unsure of the neighbours.

Jennabob

Neighbour has said they are seeking a second opinion and will then come round to discuss.

I've asked if they can let me know what their man found and if he gave any idea of costs. I've also advised I will also get someone out to have a look, so between 3 roofers we should be able to establish what the problem is.

Thanks again for the help.

Davesnave wrote: »

You make a good point and I'm sure the actual pot capping and ventilation matters are individual responsibilities.


This is why the neighbour needs to do more than simply send a note to the OP. They need to get the roofer to take photos of the problem and to explain to the OP how the points you raise have also been addressed/ruled out. Properly shared info is the minimum I'd expect before shelling-out on something that is a sharedresponsibility.

Jennabob

I now have a bit more information so would be grateful of any further advice you may be able to offer.
It transpires that the damp/leak in their property is in the back bedroom and not the front one as I had previously thought. The chimney breasts have been removed from the rear of the property but the stack remains.

The neighbours have had another roofer round and he carried out a visual inspection. The neighbour has said that both roofers they have had round have recommended the stack be removed to prevent any future problems. The quotes for this are £1020 and £1200.

The first roofer that came was one who had repointed their half of the chimney stack approx. 3 years ago. He therefore said that the issue must be coming from my half of the stack, but he only went into the loft space and didn’t go on the roof or view from below. He said he could repoint my side for £400.

The second roofer has given the neighbour a quote for £690 for flaunching and lead works to his half of the chimney only. He said that he is unsure how the water is entering the property (He viewed from the garden with binoculars) so that may not be effective if the problem is on my half of the stack. Would you take the fact that he has quoted for this work to mean that he believes there to be problems with the above?

I have struggled to get someone round to inspect due to the bad weather in the area, as this has meant many roofers are delayed on projects. I have finally found someone who can come, however it may be a couple of weeks.

I have informed the neighbours that I would like to get someone out myself to have a look and they are ok with this, but are pressing for this to be done within the next week.

I understand they want the problem resolving as it is causing issues in their property, and their preference is to have the stack removed. This is the cheaper option for them and also the one that would most definitely resolve their issues.

However, I do not feel in a position to agree to any works at present as there is no evidence of where the problem is. I understand if it is on my side then I am responsible, however if it isn’t then there is no benefit to me to having the stack removed as I have no issues in my property. I am also aware that they cannot force me to participate in the removal, is there a way for only their half to be removed? Would that provide a solution to their issues?

I have a picture of the stack but it wont let me post as i'm too new. Is there a way to upload it (its on dropbox)?


Sorry for the long post.

FreeBear

Jennabob wrote: »

It transpires that the damp/leak in their property is in the back bedroom and not the front one as I had previously thought. The chimney breasts have been removed from the rear of the property but the stack remains.

Presumably, the stack continues down through the loft space - How is the remainder of the stack supported ?
If it is on a steel support, is the RSJ adequately insulated so as not to cause a cold spot ?
If a cold spot is forming in your neighbour's bedroom, then the damp issue is more likely to be one of condensation. Certainly a better investigation of the problem is required rather than having some random roofer looking at it from ground level and taking a guess at what might be the cause. As the matter currently stands, I would not be contributing to either a survey or any work.

Jennabob

FreeBear wrote: »

Presumably, the stack continues down through the loft space - How is the remainder of the stack supported ?
If it is on a steel support, is the RSJ adequately insulated so as not to cause a cold spot ?
If a cold spot is forming in your neighbour's bedroom, then the damp issue is more likely to be one of condensation. Certainly a better investigation of the problem is required rather than having some random roofer looking at it from ground level and taking a guess at what might be the cause. As the matter currently stands, I would not be contributing to either a survey or any work.

Thank you. I must be honest, i am not sure and certainly no expert in these regards. I will get someone to have a look in the loft later when I get home.

I have a picture of the damage in their room (again can't upload) and you can see that the paint is coming away from the wall where it meets the ceiling and i can also see what looks to be a gap forming between the ceiling and the wall.

I am happy to pay/contribute if it relates to anything on my side, however I do not feel confident yet that this has been proven.

Is there any way that the neighbour can make me pay for the removal, if there is no evidence of fault on my side?