Price diff between repointing, new flashing and capping and taking chimney down below roof
Anonymous user 15/03/2024 - 2.55 PM
Hello,
We are currently debating with our buyer’s surveyor over whether we need to remove our chimneys completely (they say it could be causing leaking in the roof space and has faulty brickwork) or repointing them and capping them with new lead flashing. Asked a question earlier and received a very helpful answer on whether this was needed. My question now is whether this is worth debating as we really don’t want the sale to fall through. What would be the price difference between taking out the chimney breast to just below roof level, or capping, new flashing and re-pointing. Thank you!
Are you a tradesperson and able to answer this question?
To be honest there should not be much difference in the price as dropping the chimney just below the roof level cost would be on a skip and scaffolding as if you re-pointed caped and re-leaded the chimney then the material cost would be almost the same as the hire of the skip as you would need the scaffold anyway, I hope this has answered your question
You may need planning permission to remove the chimney so seek advice first from your local authority. If the house is Victorian then we would always try to save the chimney and restore to its original state. Of course there is the question of cost. Scaffolding access, safely removing the chimney and carting away infilling the space with treated timber rafters, breathable felt treated timber battens and finally tiles supplied and fitted to match existing. If the chimney is low level you may need to extend the soffit and fascia. You can even make a cost saving by recycling the lead removed! However its unusual to see the leadwork failed on a Victorian chimney unless in extreme weather conditions or recent repairs where the coded lead is wrong or no patination oil has been applied. Usually its the mortar that has broken up and the cowl is damaged allowing water penetration over a period of time. Which ever option you go for we believe a chimney in good condition whether still in use or not will give a better look to the property but then I am old school. Cost wise there isn't much in it either way. The most expensive item could be the scaffolding access.
Hello, thank you for your question.
The scaffolding is one of the major costs of roof repairs. This means there would be little difference in cost between removal and repair of the chimney. I would advise you to get as many quotes as possible. Most good roofers will be happy to give you a quote for both the reduction of the chimney and also the repair. You will then be better informed in order to negotiate with the buyer.
