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  • Buildertrackworld – double checking a quote
  • Premier Icon woody71
    Free Member

    Hi all

    I’ve got a leaking chimney stack (damp patches in ceiling) and got a quote to have it fixed. We live in london but it still seems a little steep to me at £4000 (VAT on top will take it to nearly 5 big ones!). I’d assumed a couple of grand but am I out of touch with reality?

    The text from the quote is below. Any views – however sarcastic – welcome!

    “To erect a scaffold to the rear side elevation to give access up to the roof level. Remove the top of the rear chimney stack, apply 2 coats of water proof cement/brick sealer to the chimney, build a new waterproof cement rendered chimney top with two new vented chimney pots fitted. We will check the existing flat roof coverings, lead flashings and roof slates and notify client if any remedial works are necessary.”

    Premier Icon bruneep
    Full Member

    We live in london

    surprised its not double the £4k, however the

    notify client if any remedial works are necessary

    will open a blank bank transfer to them

    any pics of the chimney that needs work done?

    Premier Icon woody71
    Free Member

    Hi bruneep – I don’t have a photo but could perhaps get one tomorrow

    It looks like a fairly standard 4 pot chimney on a side return with two pots on our side and two on the neighbours. All the lead flashing and mortar looks sound but render could be a bit dodge and blown in places

    Premier Icon paino
    Full Member

    That sounds to me like the builder knows the issue is with the flashing/slates and not the chimney so yes, prepare to get stung after the chimney work is completed. Once the scaffold is up you’re totally at his mercy. Get a cost for replacing/repairing the flashing before work is started.
    Do you actually know the damp on the ceiling is from the chimney stack? Seems unlikely that the stack is the cause, more often the flashing at the base of the stack is the culprit.

    Premier Icon fenboy
    Full Member

    Description a bit nonsense, waterproof cement? Brick sealer? All unnecessary I think! If they’re stripping ex render and redoing and reseating pots there’s no need for anything apart from the render & cement pointing which is the waterproof bit? Seems steep but don’t know how big the chimney is and london I guess? I would expect no more than £2kish in Scotland

    Premier Icon fenboy
    Full Member

    Have you seen it from the roof? Agree with Paino id have alarm bells ringing about mission creep! If they know what they’re doing they should have figured out where the leaks are coming from or have a good idea!

    Premier Icon notmyrealname
    Free Member

    Is it a general builder doing it or someone who specialises in chimneys?

    We’ve just had a quote for similar work which was just over half your quote and that’s in Oxfordshire. Some of the quotes we’ve had were up to £6k for the same work.

    The waterproof cement/render thing along with the brick sealer makes me think it sounds like a bodge job!

    Premier Icon redmex
    Free Member

    If I was doing any work to a chimney one major cost will be a proper scaffold right around the the chimney non of this hire a tower scaffold , up 8m up maybe more and struggle to get to the roof side . Right away that could easily be £1500/£2000 out of the 4k

    Premier Icon woody71
    Free Member

    Thanks all

    – it’s a general builder rather than chimney specialist
    – the job will include a scaffold (not a tower) so reassuring to hear that it’s a good chunk of the price
    – the builder hasn’t been up on the roof and I guess you’ll never know until you get up there but he got a fair look from the neighbours loft conversion
    – I agree with all the waterproofing stuff – that’s cobblers in my opinion.

    Premier Icon JohnJohn
    Free Member

    Take a look at Building Sheriff , normally pretty good for a ball park estimate

    Premier Icon poolman
    Free Member

    London trades are flat out and pricing accordingly. I needed 2 eicr s for rental property and don’t know any electricians, so messaged a few local ones, they didn’t want to know as too busy, fair enough at least they were honest.

    So I asked my maintenance guy for an electrician, he did the 2 jobs within a week at a fair price.

    So much building work on, every street has a few skips. Stamp duty on the next level of housing pays for an extension.

    Premier Icon TheFlyingOx
    Full Member

    Bargain. I know of a company that charged more than half a million pounds to rebuild a 12 pot chimney stack from roof level up to +6ft.

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