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Original poster

How much to fix this damp patch (pic)

25 replies

ToDampOrNotToDamp · 27/02/2023 19:10

It is in a chimney upstairs. A Victorian house. Still wet to touch although hasn't rained much recently.
Shock me!

How much to fix this damp patch (pic)
OP posts:
BarrelOfOtters · 27/02/2023 19:31

£5k if it needs scaffolding or cherry picker. It’s usually the lead work around the stack. The. Hack off plaster and replaster.

Original poster
ToDampOrNotToDamp · 27/02/2023 19:44

Thank you @BarrelOfOtters that's not too bad I suppose.

OP posts:
purpledalmation · 27/02/2023 19:48

It's probably damage to the actual chimney which is allowing the water in. Need to get a roofer in or builder to repair the chimney breast. Then hack all the plaster back to the bare brick. It needs to dry out so maybe you need to get a humidifier. Only then can it be replastered.

YukoandHiro · 27/02/2023 19:49

Way more than £5k if you live in London or the SE I'm afraid.

YukoandHiro · 27/02/2023 19:50

If you're thinking of buying this house I would say maybe don't...

Original poster
ToDampOrNotToDamp · 27/02/2023 20:05

@YukoandHiro we are 😂

OP posts:
Original poster
ToDampOrNotToDamp · 27/02/2023 20:06

@YukoandHiro South East it is!

OP posts:
Errmmmmmmmmmmm · 27/02/2023 20:17

Damp seeping down chimney stack - needs a damp proof course installed on the stack. will need scaffold, stack to be taken down and rebuilt. Circa £4k i'd say

Original poster
ToDampOrNotToDamp · 27/02/2023 20:19

@Errmmmmmmmmmmm so not a dealbreaker by the sound of it...

OP posts:
C4tastrophe · 27/02/2023 20:25

Is the chimney shared with the neighbour?

scrivette · 27/02/2023 20:28

Just had an external wall done and it cost £3,000 so I would imagine it would be more.

Errmmmmmmmmmmm · 27/02/2023 20:29

Is the price of the house taken the issue into account? Victorian houses didn't have the DPC installed when they were constructed, this issue happens often.

Original poster
ToDampOrNotToDamp · 27/02/2023 20:34

@C4tastrophe I suppose. It is like this. The house in question is on the right

How much to fix this damp patch (pic)
OP posts:
Original poster
ToDampOrNotToDamp · 27/02/2023 20:36

@Errmmmmmmmmmmm the current price is ridiculous but they are saying they are having smb to look into this at some time soo.
Well and they might want to sell as is anyway

OP posts:
C4tastrophe · 27/02/2023 21:30

Nice chimneys! Good size, not too tall.
Looks like they have recently had the crowns redone. However the central chimney does not appear to have lead flashing up the side? Looks like a render. Difficult to tell tbh. Must be hidden.
On smaller chimneys you can take them down to roof height, fit a lead sheet as a dpc, and rebuild it, however on those I’d say it’s out of the question.
Will be costly to fix.

samqueens · 27/02/2023 21:50

I got quoted 5k just for scaffolding (also SE) when I needed some roof work last year, so I would budget 10k and be pleasantly surprised if it was less. Get a roof survey from a reliable local roofing company, or chimney specialist, and make sure they are aware of the internal situation as you might have to budget separately for the replastering and internal decoration.

OhFFS! · 27/02/2023 21:55

We have a similar issue. We've tried several fixes including a new roof but now think the only fix is to get the chimney removed.

Original poster
ToDampOrNotToDamp · 27/02/2023 23:01

@OhFFS! No way!!! Really? Gosh why is it so difficult to fix it?

OP posts:
OhFFS! · 28/02/2023 19:17

Our house is dated as 1850 so guess it's an age thing. When we moved in, we had to get it rerendered as it was somewhat precarious. We have an odd set up and it's close to a flat roof. We had replaced but it still leaked. We then had the whole roof done (not just because of that) and it still leaks. We reckon that it's been doing it for decades but previous owners had their aga connected to that chimney so it kept drying it out. Anyway, we have now bought some of that tar paint for where it meets the roof and some waterproofing for the chimney itself in case the bricks are too porous.

Failing that, unless someone has a bright idea, we will get chimney removed. We still have another 2 and don't use the fireplace linked to that particular chimney. We like hot summers as it dries it out.

Original poster
ToDampOrNotToDamp · 01/03/2023 08:48

@OhFFS! Oh that sounds complicated. I'm wondering whether in “our” case it could potentially mean closing it from the top and whether it would affect the neighbours

OP posts:
C4tastrophe · 01/03/2023 09:58

ToDampOrNotToDamp · 01/03/2023 08:48

@OhFFS! Oh that sounds complicated. I'm wondering whether in “our” case it could potentially mean closing it from the top and whether it would affect the neighbours

Generally you just change the pots to ‘covered’ or cowled so the keep rain out and let air in. The lower chimney seems to have them already.
That is unlikely to fix the issue in your case.

OhFFS! · 04/03/2023 09:28

We have caps on ours now, That didn't work either

PaulaPaola · 04/03/2023 09:33

It might not be as simple as removing a chimney. You might not be allowed to for planning reasons (spoiling the appearance of a terrace etc).

ALittleBitAhAh · 04/03/2023 09:43

If you are on Facebook this is a good group: www.facebook.com/groups/343788003502193/?ref=share

Not sure damp proof course would be ideal - I've seen it described as creating a 'whack a mole' situation as it just displaces the damp.

OhFFS! · 04/03/2023 10:54

@PaulaPaola hopefully we won't have that issue as there are a lot of chimneys (we have 3) and our neighbours have one directly behind ours so it shouldn't show.

But obviously worth investigating before anything gets done

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