Removing the chimney stack - resale issues?
Discussion
Hi all,
Looking at some repairs on our chimney stack, which is looking a little worse for wear - when we bought earlier this yr the survey reported moisture / damp on the chimney breast. Subsequent inspection has shown that some of the bricks are becoming broken, meaning the led flashing is coming away, and the mortar is failing. Additionally the thing has been capped with a concrete slab not a proper vent.
The house by Pheo, on Flickr
The first roofer I've had round has suggested just removing the thing and replacing with roof tiles. The idea being it's easier to maintain and less exposed to the weather (hillside and relatively exposed.)
Inside the chimney is for what I can only presume was some weird now gone hot air heating - there is nothing apart from the flue up the house and an odd cupboard. It doesn't provide any visual or amenity value as there is no fireplace.
What are the thoughts on taking it out? Looking at about £550-600 to remove and make good. Roofer advises a rebuild would be more expensive and maintenance prone. Do you think it would affect resale? Is it something you'd be concerned about as a buyer?
Looking at some repairs on our chimney stack, which is looking a little worse for wear - when we bought earlier this yr the survey reported moisture / damp on the chimney breast. Subsequent inspection has shown that some of the bricks are becoming broken, meaning the led flashing is coming away, and the mortar is failing. Additionally the thing has been capped with a concrete slab not a proper vent.
The house by Pheo, on Flickr
The first roofer I've had round has suggested just removing the thing and replacing with roof tiles. The idea being it's easier to maintain and less exposed to the weather (hillside and relatively exposed.)
Inside the chimney is for what I can only presume was some weird now gone hot air heating - there is nothing apart from the flue up the house and an odd cupboard. It doesn't provide any visual or amenity value as there is no fireplace.
What are the thoughts on taking it out? Looking at about £550-600 to remove and make good. Roofer advises a rebuild would be more expensive and maintenance prone. Do you think it would affect resale? Is it something you'd be concerned about as a buyer?
trickywoo said:
Might need planning permission to remove it?
If not and it can't be used for a fireplace take it out.
The only benefit of keeping it would be to have a wood burner but aside from that it's not going to help resale.
In your opinion, lots of people want fireplaces for wood burners these days. Removing it completely would put me off the house.If not and it can't be used for a fireplace take it out.
The only benefit of keeping it would be to have a wood burner but aside from that it's not going to help resale.
1. Highly likely to require Planning Permission for total removal and almost certain to require Building Regulations - talk to the relevant bods at your Local Authority to confirm the requirements.
2. If you do 1 above properly then it should not be a legal issue on sale.
3. As said there are many people, of which I am one, who love a real fire. We would 'settle' for one of those little gas flames on a bed of pebbles for the visual effect if no other choice but would rather an open fire or at least a wood burner.
2. If you do 1 above properly then it should not be a legal issue on sale.
3. As said there are many people, of which I am one, who love a real fire. We would 'settle' for one of those little gas flames on a bed of pebbles for the visual effect if no other choice but would rather an open fire or at least a wood burner.
Rude-boy said:
Works planned make reinstatement less of an option though is how I read it.
Indeed but there is no existing fireplace and sounds like there never has been one.The chimney (such as it is) may be completely unsuitable for solid fuel.
If there is any chance that a solid fuel fire can be installed at a later date I'd vote for keeping the stack. From OP's description this sounds unlikely.
trickywoo said:
Indeed but there is no existing fireplace and sounds like there never has been one.
The chimney (such as it is) may be completely unsuitable for solid fuel.
If there is any chance that a solid fuel fire can be installed at a later date I'd vote for keeping the stack. From OP's description this sounds unlikely.
All good points, well made The chimney (such as it is) may be completely unsuitable for solid fuel.
If there is any chance that a solid fuel fire can be installed at a later date I'd vote for keeping the stack. From OP's description this sounds unlikely.
Yeah I've been looking into the solid fuel fire option. The problem is there is nowhere to put the fire as the flue comes into a solid block cupboard which is structural. And a wood burner in a cupboard in the middle of the house is perhaps not the most helpful.
Good shout on the planning / buildings regs will see if I can get hold of them and ask.
Essesse, this is what I am worried about - all houses in the close to a same design so would look a bit odd. But no amenity value from he look of it really, it's suburbia in the extreme round here!
Will have to get some quotes.
Good shout on the planning / buildings regs will see if I can get hold of them and ask.
Essesse, this is what I am worried about - all houses in the close to a same design so would look a bit odd. But no amenity value from he look of it really, it's suburbia in the extreme round here!
Will have to get some quotes.
To give you all some idea, the cupboard can be found here:
What was this chimney for??? by Pheo, on Flickr
Flue terminates in the one in the back, but there was a gas meter in the larder cupboard to front according to next door. I can't for the life of me figure out what the cupboard was for other than an odd heating system - it has what looks like vent holes which are bricked or boarded up. But next door ripped out a 70s era floor standing boiler from the front wall of theirs so I can't figure it!
What was this chimney for??? by Pheo, on Flickr
Flue terminates in the one in the back, but there was a gas meter in the larder cupboard to front according to next door. I can't for the life of me figure out what the cupboard was for other than an odd heating system - it has what looks like vent holes which are bricked or boarded up. But next door ripped out a 70s era floor standing boiler from the front wall of theirs so I can't figure it!
Hi - I have recently done exactly as you are suggesting, for the same reasons (failed flashing and the cost of repeat maintenance vs removal). My chimney was a shared stack in the middle of a terrace so mine was done with the agreement of my neighbour who was of the same opinion.
With regards planning permission/building regs: My house was not listed and not in a conservation area. Assuming that the same holds true for you, then in my opinion pp/regs are not required...
The building regs statement was from my local office since the 'new roof' area which replaced the chimney was <20% of the existing which meant it did not need to meet new standards and also the removal element by definition does not need structural support since you are removing from the top down.
You would be well advised to get the above in writing for the file when you sell the house, but at least you will not have to wait / pay for pp or regs.
Hope this is useful.
Pheo said:
To give you all some idea, the cupboard can be found here:
What was this chimney for??? by Pheo, on Flickr
Flue terminates in the one in the back, but there was a gas meter in the larder cupboard to front according to next door. I can't for the life of me figure out what the cupboard was for other than an odd heating system - it has what looks like vent holes which are bricked or boarded up. But next door ripped out a 70s era floor standing boiler from the front wall of theirs so I can't figure it!
That would be warm air heating system, huge boilers which are usually stuffed into cupboards - word of warning, the cupboard door / cupboard my be lined with AIB.What was this chimney for??? by Pheo, on Flickr
Flue terminates in the one in the back, but there was a gas meter in the larder cupboard to front according to next door. I can't for the life of me figure out what the cupboard was for other than an odd heating system - it has what looks like vent holes which are bricked or boarded up. But next door ripped out a 70s era floor standing boiler from the front wall of theirs so I can't figure it!
You could always just remove the stack - would save you worrying about affecting anything structural and it will fix your damp issues. I removed the stack and breast on my house a month or so ago. Removing the stack was done in a morning - really is a simple job as long as you aren't scared of heights. Just knocked the blocks off one by one, then once it was a meter below the roof some brackets, some truss timbers, some roof felt and then some batten and fit new tiles just in time for a torrential downpour!
Thanks for the tips. At this stage it would be a stack removal only. I just don't think the economics would add up removing the stack. Sure it's be nice but this is a 1970s terraced house, don't think I'd get the money back
No sign of AIB but good shout - the door is wood I think but concrete could have some in.
Not sure I fancy the job myself tbh, not with no experience of any of it. Quote is £580 for removal and put in place reclaimed tiles and joists and what not. It would be good if we could remove the breat from the loft to gain some storage space but again, not necessary. Don't even use the loft yet!
No sign of AIB but good shout - the door is wood I think but concrete could have some in.
Not sure I fancy the job myself tbh, not with no experience of any of it. Quote is £580 for removal and put in place reclaimed tiles and joists and what not. It would be good if we could remove the breat from the loft to gain some storage space but again, not necessary. Don't even use the loft yet!
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