Dodgy chimney stack support

[Warby95]

Hi after some advice please

We recently bought a 1930s semi. In the two main bedrooms wet patches appeared on the ceiling where the chimney breasts were so we got a roofer in. He has said it’s the pots on the chimney which need capped to stop the water running in.

Whilst in the loft he looked at the chimney arch and found that when the chimney breasts were removed, they are supported by some 3x2 which is resting on the ceiling joists. He said this isn’t safe and before they can fix the pots and stop the water coming in during heavy rain, steel is needed bolted into the wall to support the chimney.

Photos are the 3x2 are attached.

We did have a homebuyers done but the surveyor said they could only put their head in the loft, saw no issue with the chimney and the insulation was covering. I think this is their get out but given it was clear chimney breasts had been removed, should they have checked how this was done?

Any help would be appreciated, we have been quoted £2250 to sort it as well as the pots.

Thanks

 

[^woody^]

Better pictures showing the breast in context of the loft, the connection to the party wall and the external stack would help.

If the breast is tied in, it will normally be OK.

If you do any work on the party wall, building regulations and the Party Wall Act should apply - if you want to read up on that and visualise your costs increase.

And you'll need to know the situation next door regarding their breast.

But fundamentally, is a roofer the best person to be advising you on structural works? Or even doing it? Probably not.

Check the conditions of your survey. Typically it's more than the head that goes through the loft hatch, but in any case the head would have the brain with it.

 

[Warby95]

Hi sorry about the delay on this, response went in my junk. The breast is tied in.

There is no evidence of any movement whatsoever on the stack or the party wall.

Our chimney needs repointing and the cement around the pots has all cracked. One builder/roofer wouldn’t do that work with the chimney only supported by ceiling joists.