What's the condition of your chimney?

This is a good time to consider the condition of chimneys. For many homeowners, these are often overlooked on the principle of "out of sight, out of mind", but if allowed to deteriorate repair costs can escalate, largely due to the need for providing scaffolding. Problems with chimneys are often brought to light during surveys for home buyers but for existing owners the need for repair might not be noticed until major works are required.

Chimney problems generally fall into three categories of property defects; stability, dampness and function. The stability of stacks can be affected by many factors. Weathering can lead to the deterioration of external brickwork and pointing, eventually leading to leaning stacks and loose brickwork. The use of inappropriate types of cement during previous repairs can cause more problems. Cement flaunching around pots can crack and loosen, leaving the pots unstable, which in strong winds could be dangerous for occupiers or passers-by. Internally brickwork can be damaged by gases from fires or boilers if the flue linings are damaged, and this can also cause chimneys to lean to one side. Previous owners may have removed chimney breasts, leaving remaining stacks potentially unstable.

Due to their exposed position, chimneys can also be prone
to damp penetration. Damage to the brickwork or flaunching increases the chances of this. Many older chimneys were not built with a damp proof course at roof height to prevent dampness from affecting timbers or decorations at lower levels. If unused chimneys are not adequately ventilated this can result in condensation within the flues, causing damp patches to chimney breasts which can be mistaken for penetrating damp. At ground level incorrect construction of the floors around chimneys can bridge the Damp Proof Course (DPC), resulting in dampness even if the main walls are not affected by rising damp.

During the 1960s and 1970s open fires became less fashionable, and many openings were bricked up. In more recent years homeowners have often wished to reopen fireplaces either for natural or gas fires, but original flue linings might be damaged or unsuitable for modern appliances. New fires might not draw effectively, or there could be a risk of dangerous flue gases escaping into the property.

Chartered Surveyors are trained to identify these and other defects in chimney stacks, and can recommend further investigation where required. This is often done when advising home buyers but the e.surv PropertyCare⁺ Service now makes similar advice available to existing home owners, to ensure that Santa can call as usual!