general advice

[plumbers mate]

Not really a period property topic but I don't want to join another forum to ask what is probably a simple question....
I have to get the chimney breast between the kitchen and scullery removed (no discussion, it's in the middle and creates two small, stupidly shaped and really unusable rooms. The scullery needs new floors ceiling etc anyway. It will upset me to see it go but it will retain my sanity - or what's left of it.) It will be the only non-victorian thing done in the house apart from the electric in 1935 and the 28 year old green bathroom fittings which my ex and I put in.
A structural surveyor has been around (£250 for crossing the threshold) and sent a report with lots of calculations for what needs doing (another £350 thankyou). I haven't got proper scale plans etc from him although I have asked for them. Would a builder be able to do the job from calculations or do I need proper plans? Obviously I want to avoid paying out another £600 and then the cost of plans on top of that.
I'm at a loss here as this is not in my field of experience at all and I can't get heating put in or get rid of the old office cupoards doubling as kitchen units till this is done.
Thankyou for your tolerance.

 

[chuckey]

You have not given many details, such as:- size of stack,how many floors the breast goes through, is it shared with any other fire places etc.
In general the fire breast which is being removed will be supporting masonary above it, so it is prudent to remove this as well, the only dodgy thing are the hearth stones in the floors above it, as these will be set into the wall.
If the intention is to remove the fire breast and corbal or bracket the upper breast back to the wall, care has to taken that the wall is strong enough to take the upper breast and stack which is now hanging off one side of it.
I would hope that at this price the surveyor has given some instructions of what is required and in which case any proficient builder should be able to do it.
You would have been better off getting some quotes from builders, who would have their own way of doing it. You could then learn from them the magic words and come to your own conclusions, and prices!
I had a bedroom that was two bedrooms as built in 1894, there was also the down stairs flue that ran up as well, so in a large bedroom I had a chimney breast of 8' X 15" which was superfluous, so I took it and the stack down( about 6' tall with three pots on it), but I chickened out with the hearth stone.
Frank

 

[MdB]

Is the house listed? If so the CO will have something to say about removal of the chimney breast.

 

[Nemesis]

NE terraced houses tend not to be listed. Sad really. it might have stopped all the neighbours putting in placcy windows.

 

[middi]

Obviously you have done the right thing by engaging a structural engineer to calculate the stress that may be induced when removing the chimney and appropriate calulations for supporting the ceiling/floor etc..

Prusumably the calculations refer to dimensions and spacing of appropriate supports to do the job, if that is the case there is absolutely no need for drawings to execute the works. Any reasonable builder should be able to do it, drawings may only be required if planning permissions or LB consent is needed .

 

[plumbers mate]

Thank you folks, and for your tolerance.
No, my poor old house isn't listed (listing a bit but it's done that for 117 years and so long as I list the other way, we get on well). The chimney stack and upstairs back bedroom firplace/chimney are staying, the house next door shares the chimney stack and their chimney breast was removed about 20 years ago by the previous owners. So I want mine doing properly in case they didn't...
The fire opening was all cleared out with the happy thought of putting a range or something in - but the lintel is only 1.5ish ms high and consequently a dangerous height (the bruise has healed now thanks).
I will obviously contact a few builders but the sketch plan which the structural man supplied is more what I (as an industrial archaeologist) would class more of a field sketch and I didn't know whether that would do or not.
Basically I am scared stiff of getting it done but this 1.5ms x 0.5ms block of building in the middle of the kitchen is in the way and the old breakfast room (now pseudo kitchen) is gloomy.
Also, till that is done I can't get central heating in and until that's done I can't get the bathroom decent. I try not to invite people who may not be sympathetic to my house at present.
One person thought I was rather eccentric because I have 8 chimney pots stood in the house! Weird person, doesn't everyone have such decoration?
Thanks again.