What questions to ask contractors for a chimney repair?

[LillyInBelfast]

Hello everybody,
I finally bought my Victorian terraced townhouse. I do not know exactly when the house was built, however, it is not on the 1866 map but it is on the 1901 map. The structure is very good (no damp), above all it hasn't been worked on very much - so a lot of damage got avoided.

This being said, the chimney needs some repairs because I have some dampness on the ceiling in the two top-floor rooms, right where the chimney breast is.

My biggest problem is that I do not know how to select a contractor. To add to that, the market here is wild - lots of people work in this industry without really having expertise. I want to avoid getting repairs that damage the otherwise excellent structure of this building.

Would you be so kind to give me a list of questions to ask the contractors when they come over for a quote? What materials should I avoid? What materials are ok? What are best?

I reckon it's basic info I am asking but I don't know where to start from - so any input would be much appreciated!

Lilly

 

[housewinnie]

Have a good look around your area for houses that have had similar work then knock on the door and ask who did it.

 

[housewinnie]

Chances are it’s the flashing or flaunching failing. Could need a cowl too

 

[aockenden]

Ask what kind of mortar they use for chimney work. If they say "lime", ask them what kind of lime and whether they cut it with any cement. Ideal answer is that they use an NHL without any cement, especially if the chimney masonry will be soft stone or brick. Ask if they include a lead DPC tray when building a chimney. Ask if they pre-oxidize the lead flashing (to prevent lead-oxide staining / streaking your roof). I'm sure others on the forum will have more and better suggestions but these are just some of the ones I know to ask about which should give a general indication as to their meticulousness and knowledge of the work.

 

[eon]

Congrats on your new old home! I take it you’re in Belfast? I’m in the south of Ireland and it’s a similar situation here with contractors.

Our house it was built in 1896, also a terraced townhouse so we probably have very similar houses. Ideally you want to avoid modern materials like silicones and lead flashing alternatives, if it sounds like a quick fix then it probably is, long term you’ll only end up with the problem recurring.

All the advice above is good. You could also try search for terms like “heritage roofers” or look for heritage/conservation contractors. The Irish Georgian Society have lists of companies but I’m not sure they cover NI. Deffinitely contact SPAB and SPAB Ireland as they might have recomendations. (Also their books have been massively helpful to us.)

Search SPAB Chimney repairs on YouTube. They did a four part series of videos. It was pretty much my bible for repairing our chimneys! It’ll give you a good idea of the work involved.

Also, if you have a view via a roof light or can see the chimney in question from a window post some photos as folks can probably offer more specific advice. Based on what you’ve said about the damp being at the chimney breasts it could be the lead flashing/soakers or it could be an issue with your slates or even the pointing. Do you have access to the attic? If so is there a membrane beneath the slates?

 

[LillyInBelfast]

Congrats on your new old home! I take it you’re in Belfast? I’m in the south of Ireland and it’s a similar situation here with contractors.

Our house it was built in 1896, also a terraced townhouse so we probably have very similar houses. Ideally you want to avoid modern materials like silicones and lead flashing alternatives, if it sounds like a quick fix then it probably is, long term you’ll only end up with the problem recurring.

All the advice above is good. You could also try search for terms like “heritage roofers” or look for heritage/conservation contractors. The Irish Georgian Society have lists of companies but I’m not sure they cover NI. Deffinitely contact SPAB and SPAB Ireland as they might have recomendations. (Also their books have been massively helpful to us.)

Search SPAB Chimney repairs on YouTube. They did a four part series of videos. It was pretty much my bible for repairing our chimneys! It’ll give you a good idea of the work involved.

Also, if you have a view via a roof light or can see the chimney in question from a window post some photos as folks can probably offer more specific advice. Based on what you’ve said about the damp being at the chimney breasts it could be the lead flashing/soakers or it could be an issue with your slates or even the pointing. Do you have access to the attic? If so is there a membrane beneath the slates?

Oh aye I'm in Belfast! The previous owner boarded the access to the attic - because I'm lucky like that! No roof light either.

But, because of you, I've discovered there are two heritage roofers here - none in Belfast but one is in Carrick and the other in Derry.

So, even if it were the roof, there's hope.

Watching those videos now!