Chimney Removal Cost - North London

[nextfiveyears]

We've been have issues with water ingress via the chimney since the chimney breast removal for years without a solution (gone through numerous attempts to fix by different people without success). It's a chimney stack shared with neighbour which made it more complicated to diagnose and address it. So after so many years with water on wall comes and goes depending on the weather, we are running out of ideas to resolve the issue other than removing the chimney altogether.

Got the first quote today and want to see if the price represents a fair call for North London / Herts.

Victoria house

Scaffold: Price: £580

Front Chimney
• Remove the chimney to below roof level, Nd clear the debris that results
• Fit extra rafters across the area previously occupied by the stack
• Re felt and batten the same area
• Re slate the area
Price: £3920

So with VAT on top, it would cost over £5000.

I found it a bit hard to accept. But maybe it's a fair price in 2023 with money is worthless?

Also, the neighbour wouldn't pay - they never did previously as they claim they don't have any problems with water ingress. So it will be entirely from our pocket.

I live in South West London, and I'm thinking of doing the same, ie remove the chimney stack completely to just below roof line. I've had water ingress problems and one of the chimneys is in a poor state. I would like to just get rid of the problem completely.
I've had a quote of £5,500 inc all materials, scaffolding etc and that's for 2 chimneys. I'm Edwardian end terrace, and the chimneys are not shared as they are on the end that's not attached.
The quote is from a one man band builder, who was recommended by a neighbour.
Even though this is for two chimneys and not one, it feels like a huge amount, but like you I have no idea if this is cheap, the going rate, or I'm being ripped off.

I'm going to try and get a couple more quotes, but it is so difficult getting anyone to even come round and look at it.
How did you get on with yours, if you don't mind me asking?

@FairyLightsAllYear hi, someone suggested to us to try to install air vents downstairs where the chimney used to be to help ventilation upwards. He suggested there's little to lose and we can assess if it does anything to help. He said removing the chimney would only trap the humidity inside and wouldn't help with the water marks on walls.

It's not been long and we can't be sure yet ..

We are removing the Chimney sack from the rooftop and the breast on the loft, 1st and ground floor. The quotation for all the work, including the scaffolding, skip hire, labour and make-good, is £3,500. I think the price is quite competitive.

The work is scheduled to start on Monday the 18th of March. Once the work is done, if they do a good job, I will share their details so you can get a quote from them too.

I found them from a trusted trader after posting the work. Looking at the other's quotation, I hope they will not run away after half of the job :)

Will keep you posted..

Hi if anyone has been happy with their builders in north London for this work please can you share their details? Thanks

Have you check the simple things like the lead flashings? In many houses from 1930s they’re now degrading and causing leakage around North London. In a previous house all the neighbours got it replaced within about 5 years!

I would be concerned that removal can cause other issues including roof bowing if it’s in the middle of two houses. Best to get a structural engineer if that hasn’t been done already.

Either way make sure to get the neighbour’s agreement in writing!

hiya did you find someone in North London you'd recommend? I am just getting quotes now

Hi @Fahmin I know this is a long time ago, but was your builder any good and would you be able to share their details?