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glenny boy 12:02 Mon Jan 9
Anyone in the know re building and approx costs?

I'm looking at having my chimney taken out to maximise the room in the lounge.
I will require a support (steel I imagine) for the rest of the chimney from the 1st floor to the roof (I have a shared chimney and so cannot take the whole thing out and the chimney on the 1st floor is inside a brick built cupboard which if I had taken out, would not create much more space).

Does anyone know how much this may cost as well as having to get a structural engineer to do drawings to go the planning dept at the council?

Joke Whole 12:42 Wed Jan 11
Re: Anyone in the know re building and approx costs?

approx estimate £950
actual cost £3,995 + VAT

glenny boy 11:34 Wed Jan 11
Re: Anyone in the know re building and approx costs?

thanks for all of your help and advice guys. Its been very helpful.

WorldCupWilly 2:42 Mon Jan 9
Re: Anyone in the know re building and approx costs?

Did this when I lived in a terraced house off Ilford Lane. Found a book in the local library (before days of internet) and copied drawing for gallows bracket out of it. Sent off to Redbridge Council for building reg approval - they stamped and signed it and didn't want to check anything else.

Got builder in to do it - he said you don't want to have ugly gallows brackets and better to cement a couple of bits of angle iron into the wall with a plate of steel above it to support the chimney. Job done!!

Surveyor never said anything when sold the house. If you're thinking of buying a house off Ilford lane let us know and I'll warn you off if it's my old place!

J.Riddle 2:41 Mon Jan 9
Re: Anyone in the know re building and approx costs?

Make sure your builder takes the bricks out from the top down.

Toe Rag 2:09 Mon Jan 9
Re: Anyone in the know re building and approx costs?

Are you in a terrace glenny? If so, you're going to need to employ a party wall surveyor. You might have problems if your next door neighbours have had their chimney breast removed already as well. You'll probably have to remove it up the whole way then.

My mate has just done all this and wishes he hadn't bothered for the amount of extra space he's got out of it, mind you, he did all the work for himself pretty much.

orwells tragedy 2:05 Mon Jan 9
Re: Anyone in the know re building and approx costs?

Actually thats a bit of a generalization about the brackets, it depends on the wall

orwells tragedy 2:03 Mon Jan 9
Re: Anyone in the know re building and approx costs?

The amount of mess when taking out a chimney breast is ridiculous I know that much. Gallows brackets and beams are used as supports in the loft and i am pretty sure you need planning permission now. Dont listen to anyone who says you can do it by corbelling, the council won't accept it

Gavros 1:31 Mon Jan 9
Re: Anyone in the know re building and approx costs?

Im curently having my basement converted so have been unfortunate enough to learn about the red tape involved in this. From what I can see you'll need the following (people moe in the know please correct me if im wrong):

planning drawings £300 (just rough estimtes)
planning application £150
structural engineer drawings and calcs £300
party wall agreements - probably 1 for adjacent neighbour and one each for people in your block, if you have people living above/ below you £750 each

So youre probably talking about 2 grand in paperwork before the actual building. Perhaps allow another couple of grand for that at least and youre talking say 4 grand.

Look at how many square metres the fireplace takes up and work out you cost per square metre (A). Then find out how much per square metre house prices are in your area (B). If A>B, then it makes sense economically.

Beckton Bill 1:29 Mon Jan 9
Re: Anyone in the know re building and approx costs?

i reckon it should cost between 1 to 3 grand depending upon the amount of steels/supports you need etc...

This guide is pretty good and its one Haringey Council accept but you'd need to double check with your Local council to check that they would accept it. Its also the cheapest method but you will end up with a box at high level in the room which doesn't look as good.

http://www.haringey.gov.uk/chimney_breast_removal.pdf

Alternatively you'll need 3 steels to form a "H" shape and will have to contact a structural engineer. This method is also alot more tricky as you have to ensure the beams span from loadbearing wall to loadbearing wall.

Miller 1:12 Mon Jan 9
Re: Anyone in the know re building and approx costs?

would you need planning for that - I'm guessing you do?

westhammerer 12:05 Mon Jan 9
Re: Anyone in the know re building and approx costs?

Not sure of the costings, but the bigger question, surely, is how Father Christmas would be able to deliver your presents?

HTH