Removing non shared chimney, but stack sits over both roofs
Discussion
Mid terraced house with a chimney breast on one side. Neighbour doesn’t have a chimney on the other side as it’s their hallway and stairs. Our houses are the same layout (not mirrored)
We want to remove full stack, and will provide party wall notice. We had nothing but problems with our Victorian chimneys in existing home. The timber surrounding this stack is also rotten, suggesting possible leaks.
The problem is that the stack itself - above roof line - sits in the middle of our roofs, two tiles from each side.
I’m guessing that’s because it’s the width of the party wall but still odd.
Are we able to remove the stack under party wall and ‘make good’ for repairs to neighbours part of the roof?
Neighbour seems ok in principle but want to understand what we can and can’t do in advance.
We want to remove full stack, and will provide party wall notice. We had nothing but problems with our Victorian chimneys in existing home. The timber surrounding this stack is also rotten, suggesting possible leaks.
The problem is that the stack itself - above roof line - sits in the middle of our roofs, two tiles from each side.
I’m guessing that’s because it’s the width of the party wall but still odd.
Are we able to remove the stack under party wall and ‘make good’ for repairs to neighbours part of the roof?
Neighbour seems ok in principle but want to understand what we can and can’t do in advance.
If the sole reason for removal is to solve leaks, then that definitely seems like overkill.
Removing a chimney is a major job, which will be both messy and expensive, once access, removal, making good and statutory approvals are taken into account. Whereas repairs to the back gutter, flashings (which definitely look suspect), flaunching, pointing etc should be relatively straightforward if you can find a good contractor.
As you say, you'll need to serve notice under the Party Wall Act (giving two months notice). You'll want a competent Party Wall Surveyor to act for you (if you're in London/SE, I can recommend someone) and I would be engaging with them now, as they may give some initial advice without charge (I'm a Chartered Building Surveyor, but not a PW specialist).
The works will also require a Building Regulations application and likely require Structural Engineers input.
EDIT - Just looked and seen you're in Brighton - so would recommend you try Owen-Powell Surveyors.
Removing a chimney is a major job, which will be both messy and expensive, once access, removal, making good and statutory approvals are taken into account. Whereas repairs to the back gutter, flashings (which definitely look suspect), flaunching, pointing etc should be relatively straightforward if you can find a good contractor.
As you say, you'll need to serve notice under the Party Wall Act (giving two months notice). You'll want a competent Party Wall Surveyor to act for you (if you're in London/SE, I can recommend someone) and I would be engaging with them now, as they may give some initial advice without charge (I'm a Chartered Building Surveyor, but not a PW specialist).
The works will also require a Building Regulations application and likely require Structural Engineers input.
EDIT - Just looked and seen you're in Brighton - so would recommend you try Owen-Powell Surveyors.
Edited by Cow Corner on Wednesday 18th December 07:30
Pistom said:
If the chimney is redundant then I'd have it taken down.
Not sure why some are saying it's a major undertaking. Surely it's only going to be taken to below roof level.
Out of interest, how much has been quoted for it?
The OP stated they want to remove the entire stack, which involves significantly more work than just repairing what’s there. Not sure why some are saying it's a major undertaking. Surely it's only going to be taken to below roof level.
Out of interest, how much has been quoted for it?
megaphone said:
If it was me I would get the ok from the neighbour and get on with it. It's not a difficult job.
It has a TV aerial on it, is that your's or the neighbour's?
The party wall etc act exists for a reason, and it’s there to enable works rather than restrict them.It has a TV aerial on it, is that your's or the neighbour's?
Edited by megaphone on Wednesday 18th December 08:09
Proceeding without an award is fine until the neighbour claims that damage has occurred to their property or they decide part way through that they don’t like the way the works are being carried out and bring onboard an ambulance chasing party wall surveyor.
Pistom said:
Cow Corner said:
The OP stated they want to remove the entire stack, which involves significantly more work than just repairing what’s there.
Thanks. I missed that. I thought it was just taking the stack down below roof level. Isn't there a risk in removing the whole stack? I seem to remember a major collapse down South somewhere, Portsmouth maybe, where a stack was removed either between houses in a terrace or between front and rear rooms.
The stack acted as a stiffener for what otherwise would be a flat plate wall.
Logic says that if there are other structures at 90 degrees to the wall then it is probably okay - if an un-braced plate, it sounds dodgy.
As I say I am not a struct eng, just a random idiot!
No ideas for a name said:
Pistom said:
Cow Corner said:
The OP stated they want to remove the entire stack, which involves significantly more work than just repairing what’s there.
Thanks. I missed that. I thought it was just taking the stack down below roof level. Isn't there a risk in removing the whole stack? I seem to remember a major collapse down South somewhere, Portsmouth maybe, where a stack was removed either between houses in a terrace or between front and rear rooms.
The stack acted as a stiffener for what otherwise would be a flat plate wall.
Logic says that if there are other structures at 90 degrees to the wall then it is probably okay - if an un-braced plate, it sounds dodgy.
As I say I am not a struct eng, just a random idiot!
Ok to clear a few things up I materially overlooked!
Tin roof scaffolding and access etc is already accounted for, but this was all on the basis of bracing the stack and not removing the bit above roof line.
So structurally not an issue, it’s just the final few feet we now want to also remove as it will be a redundant, floating stack that leaks.
Removing the breast is fairly straight forward DIY once braced (or capped) but will need a plasterer to make good.
Cow Corner said:
If the sole reason for removal is to solve leaks, then that definitely seems like overkill.
We were going to remove the breast below attic anyway and have a party wall agreement in place. Building control already engaged as part of our full renovation (ceilings down), and these include a new roof and dormer. We’re not living in the property and mess/dust is not an issue given we’ve taken down every lath and plaster ceiling so far!Tin roof scaffolding and access etc is already accounted for, but this was all on the basis of bracing the stack and not removing the bit above roof line.
So structurally not an issue, it’s just the final few feet we now want to also remove as it will be a redundant, floating stack that leaks.
megaphone said:
It has a TV aerial on it, is that your's or the neighbour's?
Ah yes, will check!Pistom said:
If the chimney is redundant then I'd have it taken down.
Not sure why some are saying it's a major undertaking. Surely it's only going to be taken to below roof level.
Out of interest, how much has been quoted for it?
Bracing was part of the building control, dormer and structural engineer quotes so no idea on capping in isolation. Haven’t sought quotes to remove just the cap. Not sure why some are saying it's a major undertaking. Surely it's only going to be taken to below roof level.
Out of interest, how much has been quoted for it?
Removing the breast is fairly straight forward DIY once braced (or capped) but will need a plasterer to make good.
Edited by B9 on Wednesday 18th December 13:30
So question is simply how one goes about agreeing removal of (my) chimney cap that sits between roofs?
I’m happy from a building control and structural perspective as calcs already account for removing the structural part (the breast, bracing the cap) but that doesn’t involved replacing battons/felt/tiles of neighbours side of roof
I’m happy from a building control and structural perspective as calcs already account for removing the structural part (the breast, bracing the cap) but that doesn’t involved replacing battons/felt/tiles of neighbours side of roof
B9 said:
So question is simply how one goes about agreeing removal of (my) chimney cap that sits between roofs?
I’m happy from a building control and structural perspective as calcs already account for removing the structural part (the breast, bracing the cap) but that doesn’t involved replacing battons/felt/tiles of neighbours side of roof
You add it to the PW award.I’m happy from a building control and structural perspective as calcs already account for removing the structural part (the breast, bracing the cap) but that doesn’t involved replacing battons/felt/tiles of neighbours side of roof
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