Chimney repair

[cts23]

Hello all, I'm new to the forum and to period (and in fact all) property ownership. I've just bought my first house, a mid-terrace Victorian cottage. Unfortunately upon moving in the roof was leaking in the chimney area - I first spotted damp at the top of the chimney breast in the bedroom. I have some quotes for the repair and am discussing with next door neighbour as it's a shared chimney. I just wanted to get some thoughts on a couple of aspects of the chimney... we are looking at getting lead flashing done to the sides and front. The neighbour's builder friend has said the flashing to the rear looks good, however I have some concerns that it appears that there's a block of wood propping up the rear of the chimney?! Also, some "stuff" has been painted on the brick on my side - should I be looking to have anything done about that?
Any advice you can offer would be much appreciated - I'd like to go into this as well informed as possible to make sure the job is done properly! Any tips on where to go to learn more and what to ask for etc.
(And yes, I did have a full building survey done - best not get me started on that one!)

 

[a twig]

Crikey…

That looks like several layers of bodge all piled on top of each other…

My guess is that when the roof was re-tiled with those concrete tiles, the level ended up lower than the original roof, so the chimney was hacked, the old lead shoved into the void then the gap at the side and back “filled” with any old rubbish

If it were me, I’d be removing the tiles around the chimney, removing all the bodges, putting in new or reclaimed bricks, then replace tiles and cut in new lead flashing.

Biggest risk is that the bodges and ensuing leaks have compromised the structure so much you may have to take it down to the roof level and rebuild it but that would be absolutely worst case so

 

[CliffordPope]

(And yes, I did have a full building survey done - best not get me started on that one!)

What exactly does a full building surveyor do?

 

[Cubist]

What exactly does a full building surveyor do?

Bank the cash and book a holiday.

 

[Cubist]

I agree with Twig, theres evidence of several bodges. In my view the least expensive repair would be to install new flashing all the way around the chimney, and including that rather odd step (wooden) at the back, and all the new lead keyed in to the stepped brickwork on the sides. It may also be worthwhile re-pointing the chimney brickwork above that level as well.

 

[cts23]

Crikey…

That looks like several layers of bodge all piled on top of each other…

My guess is that when the roof was re-tiled with those concrete tiles, the level ended up lower than the original roof, so the chimney was hacked, the old lead shoved into the void then the gap at the side and back “filled” with any old rubbish

If it were me, I’d be removing the tiles around the chimney, removing all the bodges, putting in new or reclaimed bricks, then replace tiles and cut in new lead flashing.

Biggest risk is that the bodges and ensuing leaks have compromised the structure so much you may have to take it down to the roof level and rebuild it but that would be absolutely worst case so

Thanks yeah that does make sense. Apparently 2 years ago they had the tiles off to replace the felt so perhaps it was then? Or maybe going back further I guess.

I agree with Twig, theres evidence of several bodges. In my view the least expensive repair would be to install new flashing all the way around the chimney, and including that rather odd step (wooden) at the back, and all the new lead keyed in to the stepped brickwork on the sides. It may also be worthwhile re-pointing the chimney brickwork above that level as well.

Yes the plan is to do new flashing all the way around, and I’m happy to do the re-pointing on my side while someone is up there. Just wondering whether to replace that wood at the back, I’m not sure whether that would be assumed as part of a new flashing job?

 

[mardinor]

The wood will be so rotten as to be serving no benefit. And if not now, will be shortly. So no harm in removing and seeing what's going on.

 

[Cubist]

Just wondering whether to replace that wood at the back, I’m not sure whether that would be assumed as part of a new flashing job?

I've been wondering why its even there. The only rationale that comes to mind is that the original lead flashing was leaking in that gulley and the last repairer added a sheet of - lord knows what - lead/felt/plastic - and pinned that to the chimney wall with the wood. A superlative bodge by any standards.

 

[stuart45]

Looks like it was put in to hold up the oversailing brickwork. I would guess there was some rebuilding in that area.

 

[88v8]

Looks like it was put in to hold up the oversailing brickwork. I would guess there was some rebuilding in that area.

Yes, at least one course of bricks has vanished.
Replace with bricks, preferably imperial as they will be the right size.

I wonder if there's an annual roofer's prize for worst bodge, not that any of this would be in contention.