Chimney Breast surface

Midlander01

Hi all,

Have a second viewing of a Victorian terraced property tomorrow.

Like the house but main issue I can see is the surface of the chimney breast highlighted in upstairs bedroom (green) and downstairs dining room (blue).

Chimney is lacking flashing on the left side as you can see but from the picture in the loft I can't see any major signs of water ingress?

I'm therefore assuming it is caused by breast not being ventilated but would value your opinion guys? It will need replastering but would air brick in the blue wall help prevent same issue?

WIAWSNB

Any signs of historic water ingress up there? But bear in mind it's been pretty hot and dry recently.

Have you had it surveyed yet? 

Have you asked the seller about this? They must tell 'the truth'. Just get it recorded. 

If it's historic, then to redo the wall finish is a relatively small issue. However, I'd consider that amount of damage to have been more than condensation from within the flue; I suspect water ingress from the stack.

Yes, both fireplaces should be ventilated. Grilles are ugly, so you may - as part of the replastering job - consider opening up the fireplaces again and making them a feature. The grilles would then be placed in the 'roof' of the opening, out of sight. The chimney pots should be open but covered.

The 'flashing' looks like mortar? Almost certainly needs checking, and likely redoing with lead flashing. 

Midlander01

I couldnt really get up in the loft apart from this picture but couldn't see significant ingress on this?



I've got as far as full L3 survey on 2 previous potential properties and then not proceeded so just trying to ascertain seriousness of problem before wasting another £900 on one!

Seeing the seller again today and will ask but they're moving and after a quick sale so dont whether I'll get full story.

Yes lead flashing definitely needed on the stack but as I say couldnt see staining in loft?

stuart45

I'd allow for the cost of a lead flashing in your calculations. It's not clear from the photos, but it's likely that water is running down and penetrating the brickwork of the first flue, which is probably the flue where the damp is on the upper floor chimney breast. When the fires were in daily use these sort of damp issues were not so common, as they were kept dry from the heat going up the flues. 

WIAWSNB

As long as you budget for new flashing, possible repointing, vent-capping the pots, then you should be good to go.
Oh, and obvs replastering
These are all pretty standard jobs. 
Find recommended trades folk - roofer and plasterer.

Midlander01

New flashing (scaffolding needed) + vent capping + repointing while up there = estimating £1.5k
Venting chimney breast + Treating brickwork+ Replaster =another £1k

Do these estimates sound in right ballpark?

stuart45

Midlander01 said:

New flashing (scaffolding needed) + vent capping + repointing while up there = estimating £1.5k
Venting chimney breast + Treating brickwork+ Replaster =another £1k

Do these estimates sound in right ballpark?

Those prices seem about right to me nowadays. Years ago the plumber would have gone up on a ladder and done the flashings. I've had to repoint the stacks off a ladder as well, but those days are long gone for me. 

JohnB47

Not sure what the pictures show - lumpy and damp or just lumpy.