[Closed] Removing chimneys

Temporary in that it might only last a few decades? Our Scottish place is roughcast (with chimneys) and I think has been redone 3 times. Only once in living memory. Its faces North on the coast and gets the full force of any storms coming in - doesn't seem to leak.

Ultimately your house, your choice.

Our cottage has two chimneys, and would look wrong without them.

Where is the water getting in? If mainly down the hole then put a tarpaulin over it and rachet strap it on, to give you time to breathe. If the flashing has failed then stick some of that self adhesive flashing over the worst bits, again to just give you breathing space.

The pointing on old chimneys really does suffer, left long enough it could well need a rebuild - I took one down on a previous house without any tools o:
Assuming the structure of the chimneys below the roofline is ok (usually is) then I can't see a problem. Maybe fit a stainless liner and cap whilst the scaffolding is up.

Good luck with it and whatever else is troubling you.

You have my sympathies. I'm struggling with something similar but unfortunately mine is a shared chimney stack and the neighbours are beeping beeps.

I'm with you. I can't see how a full rebuild won't fix it. Maybe taking it down is easier?
What tradesmen have given you the quotes?
If you haven't already, I'd try a stonemason.

The guild of mastercraftsmen have chimney experts on their site too. Might be worth having a look there.

We had similar issues. Chimney now gone and all issues resolved as a result. Same year house build too. Luckily my neighbour is in the guild of master craftsmen and is also a lovely chap. Did it at a great price along with some other works. Where are you based OP?

Where is the water getting in?

It’s getting in via failed flashing around the chimney (which is concrete not lead) and damaged roughcasting on the end of the house (NW facing)

There is a chimney on both ends of the house and both are failing in the same way (flashing and roughcasting)

What tradesmen have given you the quotes?

I’ve had a mix of roofers and builders, I’ve still got a few more people coming to look at it.

Where are you based OP?

Im just outside of Perth. Do you have any pics? Sounds silly but I just can’t imagine it with no chimneys.

Ah, I’m in Macclesfield, so quite the distance away. Will try and take some pics if I get time later today. Looked odd at first, but soon got used to it. The chimney wasn’t used so just seemed daft to maintain something that at the end of the day is purely cosmetic.

The chimney wasn’t used so just seemed daft to maintain something that at the end of the day is purely cosmetic.

I get that, and realistically it’s the sensible option. I fell in love with this place though just on looks before I had a viewing. This was supposed to be my new start after my wife left me and I’m not sure why not having chimneys bothers me so much, but it does.

"Concrete flashing" it's just a fillet of mortar or flaunching and it cracks and let's water in. A new lead flashing raggled in may sort but every chance the chimney is crumbling away due to coal fires over the years , sulphur attacking the stone etc and all hidden by 1/2" of harling probably all boss and ready to fall off

If you're south of Perth, these guys might be worth a call.
https://rjroofing.co.uk/
I know nothing about them, just found them on the guild of mc.
I'm sorry to hear about your troubles, building work is the last thing anybody needs on top of everything else that's going on at the moment.
Re the people you've had in already, it sounds like they are just trying to dodge responsibility going forward. Just keep looking, you'll find someone for sure. You're better off with builders or builders/roofers than just straight roofers for chimneys. Or like I say a stonemason.
Obviously I haven't seen it and i am no expert but from what you have said, it doesn't sound too difficult to fix. Won't be cheap though with scaffold costs as well.
Good luck!

Redmex,

So having them removed and then rebuilt properly should resolve the issue?

The Pilot,

Spoken with RJ and they don’t cover our area.

I know it won’t be cheap, at this point cost is irrelevant to a certain extent, I’ve not slept properly for weeks and changing soggy blankets in the attic everyday to stop the water coming into my living room is wearing a bit thin 😂.

Cant wait until Thursday, rain all day wohoo.

Yeah, I have had a lot of that too. I'm a bit in the arse end of nowhere and trying to get someone decent to do the work feels near impossible.
Stick with it, you'll find someone eventually.
These guys might be worth a call.
http://chimneyscotland.co.uk/

Good luck to you too and thanks for the help.

Worth a look on the historic environment Scotland website as they have some useful info sheets on old property maintenance plus links to other useful sites, etc.

I'd second what's been said above about speaking to a stonemason / builder used to heritage work as they really shouldn't need to be removed to close out the risk (though re-build is a possibility of they're a really bad state). If you're struggling to find anyone shout up and I can do some digging.

I'd be very wary of the guild of MC/ checkatrade even trusted trader as just about anyone can if they pay the fees join, get their mates to verify them and can tackle anything
I wouldn't let a roofer touch the fabric of a building totally different trade
Word of mouth is better

Its a 1899 stone built house and of the 3 quotes I’ve had all have suggested that anything other than removing both chimneys would be a temporary fix.

so Its lasted 122 yrs, if rebuilt properly it will certainly out last you. You already know the answer as you stated it will look odd. Keep the character of the house for future generations, one of the joys of older properties.

If you’re struggling to find anyone shout up and I can do some digging.

Thank you, I’ve got a couple more to contact but if I draw a blank I’ll shout (and probably cry) 😂.

Keep the character of the house for future generations, one of the joys of older properties.

In my heart I’m at this conclusion, but I’ve ignored my head before and it’s bit me in the arse more than once.

Are you south of Perth ? Bridge of Earn, Abernethy maybe Glenfarg

We had similar issues with our last house.
In the end we had the affected sandstone chimney removed and rebuilt with cement blocks. Then rendered to match the existing building. I was really sceptical initially about not using new sandstone blocks but the cost would have been prohibitive. The end result was fantastic and completely fixed the issue.
Used to live just outside Perth (St Madoes) myself but moved 15 years ago so can't recommend anyone local to you.
Finding a good builder is definitely the key thing to get right.

@ redmex, I agree with you about the other two but I thought the Guild was a bit different. Maybe I'm wrong.
Re word of mouth, that didn't work for me either. Was recommended a total cowboy. My neighbour up the road had a similar experience too with another company.
If ever there was an industry that needed proper regulation, the building trade is it.
The only thing you can do, in my experience at least, is to research the beep out of it so you at least have a better idea of what you're being offered.

Got a drone?
Things like this are the only point in owning a drone imo
Fly it up and take a load of HD footage
You should be able to see whats gping on
Thwn you need Fred Dibnar who is used to working on old buildings with lime mortar and not a sand cement strong mix

You might get lucky with mortar removal, new flashing, re pointing of everything above the roofline

Chimneys are structual in some house's and removal is not a case of lobbing the bricks in a skip amd new roof tiles, piers or I beams may be
necessarily

Big cherry picker hire for a day, tarp it over completely, bungees or ratcheting straps as low as possible, wait till spring to get it sorted

Are you south of Perth

North East.

No drone unfortunately,

I’ve got hold of a builder who’s name keeps coming up, he’s apparently already done some work on this property way before my time here which is of a very good standard.
They are also based just down the road so I’m hoping uses the philosophy of not shitting on your own doorstep.

@PiknMix a take down to roof level and rebuild with new lead flashings and soakers and lead dpc really should be a long term solution, although not cheap. Concrete blocks with a render finish as suggested above is a good shout. Scaffold towers might be enough and cheaper. I'd suggest you need a builder (not a roofer), who can call upon a bricklayer, a leadworker, a plasterer/renderer as well as a roofer as you need those specialist trades if you want a proper job.

@ThePilot if you have a shared chimney stack which needs repair/rebuilding you can invoke the Party Wall etc Act to get access to the neighbour's side to do the work and possibly get them to contribute to the cost. Speak to an experienced Party Wall Surveyor. You would have to budget for Surveyors' fees though.

@Squirrelking I'm in Scotland so it doesn't apply here. Have been to ADR, got an agreement, but they want to go with the cheapest quote and I want to make sure we get at least a reasonable job done. It's me who is getting the water ingress so I offered to pay for the lot but they're "not that kind of people". Legally, I can go ahead and get the work done and claim back half the cost through the simplified procedure (small claims) court but I can't find anyone who will do it without both parties agreeing. They then say once the job is done they consider the matter closed. Um, it's maintenance of a shared structure, the matter will only be 'closed' when they sell.
Been going on for a year now so it's getting a tad frustrating!

@squirrel I think that one above was meant for you.

This isn't going to get confusing at all. 😝

but I can’t find anyone who will do it without both parties agreeing. They then say once the job is done they consider the matter closed. Um, it’s maintenance of a shared structure, the matter will only be ‘closed’ when they sell.
Been going on for a year now so it’s getting a tad frustrating!

And here’s me moaning about my issues! That sounds like a properly crap situation.

@ThePilot split the cost half and half for the cheapest quote and then you pay the extra to go with the one you want. That way they feel they've done their bit but you get the builder you want.

@thebibbles, that's what I am going to suggest when the last quote comes in. I can't see it not being a problem for my neighbours who have clearly not read life's first rule. We'll see.

@PiknMix, sorry to have out-crapped you ;). Your situation is certainly worthy of a 'moan' though so 'moan' away!

Edit. I have just noticed my mix up with squirrel and squirrelking! Apologies.