Joint Chimney issues

[Kayte]

Hi! I noticed a few helpful posts on here previously about other spots of bother we've had in our house. And found these forums quite valuable. Here I am to ask my own question this time.

 

We have evidence of water coming in around our chimney. Pretty significant amount since the weather's changed. We asked next door, as this chimney is connected to theirs, and they said that have no evidence of damp or water marks. We had our roof redone last year, so had convinced ourselves it must be their side. (This roofer is uncontactable since trying to contact about this incident).

 

Upon consulting 2 new roofing companies, we have had 2 conflicting answers. 

 

Roofer 1, said firstly, the flashing job on our chimney is little to none. So that's one issue. The other is that ours and our neighbours do not have lead trays - which is the bigger problem overall. He said to fix the issue completely we should remove the stacks entirely, or rebuild. No other options.

 

Roofer 2 said the issue causing the water will be the lack of soakers and flashing, no real need to remove the stacks. 

 

My question is. By keeping the stacks, would I be fixing the issue short term?

 

We plan to talk to the neighbours tomorrow. We would ideally like to remove our stacks to under roof level and slate over. But if they refuse to have it removed, we will have to pay for their rebuild fees (roofer 1 said its a lot more ££ to rebuild). I am struggling to find rights regarding joint chimneys. It is in their best interest to have it removed, so I hope they see sense. They don't use their chimney. Neither do we. 

 

The photos are for reference. If anyone can offer advice I would be greatful. Our roof is the side with the new tiles. 

 

Will we be ok if we leave them and just add better flashing and soakers?

 

 

[Ferdinand]

A bit more homework required, or at least information, needed imo, I am afraid. Unfortunately we cannot really give more precise answers than you have, but can help you find better context.

 

Are the chimneys in use? What for?

Is it just the flashing leaking?

Is the structure secure (ie will a repoint do it)?

What is access like, and what will incidental costs be - will you need scaffold and a pavement license for it? Scaff can cost.

Can this be covered by your building insurance? They may take over the relations with your neighbour.

 

Importantly, what is your neighbour's attitude? You really need to sort that otherwise when he has problems, you will get the blame - which may or may not be a justified opinion by him. You will need a written summary of his chimney's condition from your roofer to protect you for the future. So you can go "nay, lad" with a dead bat when he starts complaining.

 

I have one that is dropping bits of mortar on the leanto roof, and I am planning to have it reduced to just above roof level, what is left repointed to avoid buggering around with the roof which is 40 year old pantiles, and capped. Capped is seal the top, and leave ventilation. I am having trouble finding a roofer to do just a repair.

 

Since yours are normal modern cemento-or-plastico-wotsit tiles, you should match it more easily - but depends on whether it is a room in the roof or traditional loft.

 

Or you could do the minimum possible, which may be three or four courses, then a cap.

 

Ferdinand

[Kayte]

11 minutes ago, Ferdinand said:

A bit more homework required, or at least information, needed imo, I am afraid. Unfortunately we cannot really give more precise answers than you have, but can help you find better context.

 

Are the chimneys in use? What for?

Is it just the flashing leaking?

Is the structure secure (ie will a repoint do it)?

What is access like, and what will incidental costs be - will you need scaffold and a pavement license for it? Scaff can cost.

Can this be covered by your building insurance? They may take over the relations with your neighbour.

 

Importantly, what is your neighbour's attitude? You really need to sort that otherwise when he has problems, you will get the blame - which may or may not be a justified opinion by him. You will need a written summary of his chimney's condition from your roofer to protect you for the future. So you can go "nay, lad" with a dead bat when he starts complaining.

 

I have one that is dropping bits of mortar on the leanto roof, and I am planning to have it reduced to just above roof level, what is left repointed to avoid buggering around with the roof which is 40 year old pantiles, and capped. Capped is seal the top, and leave ventilation. I am having trouble finding a roofer to do just a repair.

 

Since yours are normal modern cemento-or-plastico-wotsit tiles, you should match it more easily - but depends on whether it is a room in the roof or traditional loft.

 

Or you could do the minimum possible, which may be three or four courses, then a cap.

 

Ferdinand

The chimneys are not in use by us or them.

 

We are unsure if it is just the flashing issue. But roofer 1 said there is evidence of internal damp, which will be due to not having a lead tray built into the chimney. Which the neighbour also - does not have. Scaffolding will absolutely be required. 

 

I am hesitant to fix the flashing, because we will still be stuck with the internal damp issue. I'd rather have it ripped out. But can't unless the neighbours consent as they hold eachother up. But I'm stressing over the fact the neighbours will most likely want nothing to do with it unless we pay for it. Just because of previous dealings we have had over our front archway.

 

I will look into building insurance though. Thanks.

[nod]

I haven’t read the above answers 

So apologies for any contradictions 

My first thought with that amount of water ingress would be the tray or lack of 

I would only take the chimney down as far as the red brick in the first pic 

Add the tray and weeps and rebuild 

[Ferdinand]

Reflecting, I am inclined to point the problem at your side if N genuinely does not have problems. 

 

I'm inclined to point at the recent work. But other will have good  comments to add.

[PeterW]

Is yours the rendered chimney ..? 

[Brickie]

Was the lead valley redone as part of the other works carried out? 
Yes,a lead tray is desirable but on the other hand there are literally thousands upon thousands of chimneys like yours without them & theyre not causing damp penetration to the extent you have. 

[Temp]

4 hours ago, Kayte said:

 

Roofer 2 said the issue causing the water will be the lack of soakers and flashing, no real need to remove the stacks. 

 

If there really is a lack of soakers that would explain a lot. I can see they replaced the cut in flashing with stepped flashing but its the soakers that do 90% of the waterproofing. The soakers stop water running down the roof from getting in. The flashing basically just stops rain getting down behind the top edge of the soaker (eg rain running down the side of the chimney).

 

I don't suppose any of them took better close up photos to show you soakers were missing? 

 

Video on soakers and flashing..

 

https://youtu.be/7PB0yLt5v3k

https://youtu.be/j3pQ5cEoacE