Initially posted on the wrong thread and apologies if this feels familiar
I’ve bought a Victorian two-bedroom property. The ground floor chimney breast was removed before 2013, and in bedroom 2, directly above, the breast is still intact, with the stack running into the loft. There are no visible cracks or sagging, and the level 3 survey didn’t flag any issues, though I’m challenging the surveyor’s oversight. We’ve tried lifting floorboards but can’t see how it’s supported, so this weekend I plan to fully lift them to get a better look.
Options I’m weighing:
Remove the breast in bedroom 2 and install proper support for the stack. S.E Plans involve an RSJ running from one bearing wall to the other, which may be on display in bedroom 1 and 2. Builders are giving conflicting advice – some say it can be concealed in the ceiling, others say it must be boxed and visible. This is a major concern, especially since I’m keeping the chimney breast in bedroom 1 and don’t want an awkward junction where the beam meets it.
Leave the breast in bedroom 2 and see if it can be supported from the lounge ceiling below, (there’s a small chance existing support is already in place). Only, I would need to payout for new structural engineer plans .
Other considerations:
Removing the breast would gain 26 cm of floor space, but would be costly, messy (scaffolding, skips), and involve damage to ceilings/floors. Quotes vary widely: some builders offer £4–5k (who didn’t seem concerned with engineer calculations), others £8–12k (who requested calculations).
Bedroom 2 fits a double bed, though the chimney breast limits flexibility. Alcove storage is possible.
I like the character of the chimney breast and want to retain it. I also understand the importance of proper support.
Given the level 3 Survey didn’t flag it and the bank’s valuation survey approved it for a mortgage, I’m wondering if I’m overthinking this or taking on too much.
I’d love to hear from anyone who’s faced something similar: is the extra space worth the cost, hassle, and potential visual disruption of the beam, or should I leave it and keep the character?