Chimney Removal from ground and first floor

Simplez · 4 Jul 2020

I live in a mid terrace house and I am having part of my chimney removed. I am also considering a loft conversion if possible.

There is a chimney breast in the front room and front bedroom, and also a chimney in the back room and back bedroom. The chimneys then meet in the attic.

I am having the chimney removed in the back room and back bedroom but keeping the chimney breast in the front room and front bedroom - this is just down to cost.

Now looking at the breast in the attic - how will they be able to remove half the chimney breast?

^woody^ · 5 Jul 2020

What has been specified on the building regulations application?

Simplez · 5 Jul 2020

^woody^ said:
What has been specified on the building regulations application?

The builder filled out the form and sent it in. He specified gallows brackets and a concrete lintel. The application was one line -cost and description.

I had never been up in the loft - the reason I actually went to have a look is after the builder came and said think about a loft conversion as well.

cdbe · 5 Jul 2020

I doubt it would cost much more to prop it all, though it looks like you'd have to do that anyway, leaving you to remove the other breasts at a later date without additional notifiable works. And don't forget the PWA nonsense.

Simplez · 5 Jul 2020

cdbe said:
I doubt it would cost much more to prop it all, though it looks like you'd have to do that anyway, leaving you to remove the other breasts at a later date without additional notifiable works. And don't forget the PWA nonsense.

Are you saying just support the whole stack and forget doing a partial support on the side which is being removed?

So it looks to be a gathered flue? the flue from the front and back.

The width of the stack is probably 2m and looks to be 2 bricks deep.

cdbe · 5 Jul 2020

Yes. Although if you're serious about converting the loft consider waiting and getting rid of the lot including the stack as part of that project.

Simplez · 5 Jul 2020

cdbe said:
Yes. Although if you're serious about converting the loft consider waiting and getting rid of the lot including the stack as part of that project.

I was never considering the loft until the builder mentioned it and really I would like to get everything done - front and back chimneys and loft but that's on top of getting the house redecorated and the kitchen done - I only have so much to spend.

And I am getting new carpets as well.

Alastairreid · 5 Jul 2020

Simplez said:
I only have so much to spend.
And I am getting new carpets as well.

If you are considering a compliant loft conversion, especially as an afterthought you are talking 20-30k

Simplez · 6 Jul 2020

Right I have actually gone up into the loft and I am more confused than even before.

The chimney stack sticks out 47cm and is about 2.8m wide - I couldn't measure the width accurately but I am pretty sure the depth is correct.

Reading up it seems you cannot use gallows brackets if the chimney breast is more than 34cm deep - in my case its 47cm.

I measured the width of the chimney breast 0.8m from the insulation which was 2.8m.

So this cannot be underpinned by Gallows brackets - the builder was wrong?

Simplez · 7 Jul 2020

I have spoken to my builder and he has said that he can still use gallows brackets on a chimney breast that is 2.8m wide and projects 47cm - he will use 4 gallows brackets and a 5mm metal plate with resin fixings.

Do I proceed or not?

IT Minion · 7 Jul 2020

Simplez said:
I have spoken to my builder and he has said that he can still use gallows brackets on a chimney breast that is 2.8m wide and projects 47cm - he will use 4 gallows brackets and a 5mm metal plate with resin fixings.

Do I proceed or not?

If building control are happy, you should be happy. Check on the status of the BC submission.

Simplez · 7 Jul 2020

IT Minion said:
If building control are happy, you should be happy. Check on the status of the BC submission.

Reading this it seems BC will reject it.

https://www.labc.co.uk/news/how-to-get-it-right-removing-chimney-right-way-video-showing-wrong-way

How long from sending it in should I be able to check its status? Builder has assured me that he has sent it in.

IT Minion · 7 Jul 2020

My building control did several contacts when doing a simpler job. I'm not a professional but I'd expect them to either discuss or examine the chimney before it's taken out, then another visit to check it's been done properly before signoff.

Given you're the home owner you're responsible for building control being engaged, I'd give them a ring to check on the status.

Also your building control service may have a service level agreement somewhere stating their expected response times, but Covid-19 will probably mean they're a bit behind.

Simplez · 9 Jul 2020

IT Minion said:
My building control did several contacts when doing a simpler job. I'm not a professional but I'd expect them to either discuss or examine the chimney before it's taken out, then another visit to check it's been done properly before signoff.

Given you're the home owner you're responsible for building control being engaged, I'd give them a ring to check on the status.

Also your building control service may have a service level agreement somewhere stating their expected response times, but Covid-19 will probably mean they're a bit behind.

I think I dodged a bullet. The Builder had sent the application in by post but had not completed it properly, so whilst on the phone the BC talked through the plan and I emailed them some pics - well they would have never signed off gallows brackets on that chimney - it would have to be an RSJ with SE calculations.

They said it would be easier to remove the whole stack and breast - I would find that a lot more straightforward. However I mentioned that there would be left a large void in the apex of the roof and they said as it was a felt lined roof they would recommend that I put in a new roof rather than repair that area. The house is a terrace in mid 1920s I think.

The chimney stack sits on the apex of the roof, about 1.75m wide I think.

I decided to not progress and luckily for me as BC had not processed the application they would just send it back to the builder - no charge.

IT Minion · 9 Jul 2020

I like working from the top down, so when you next need some work done on your roof then get the chimney pot stripped out down to loft level and the roof repaired.

No help to your plan to redecorate the downstairs, perhaps you could remove some of the bulk of the chimney and keep it as a decorative feature.

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Chimney Removal from ground and first floor

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