Chimney Seperation

Hi I am an aspiring investor in Richmond, VA. I have looked at several properties recently that i was interested in until I observed the chimney seperating from the house. I believe this is caused by inadquate footings. Has anyone delt with this kind of repair before? Is there a way to repair or stablize the footing like one would with a foundation? How much could i expect this to cost? I think i could get these houses really cheep but this is a big unknown for me.

Edited: 06/26/2010 at 10:36AM

Kyle King

Real Estate Investor · Dallas, Texas

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Icon_minipost Nov 20 '09, 11:15 AM

Steve,

You are right to question the chimney problem because it is not just a simple fix.

But it is not a overly complicated one once you have done foundation work.

First, get yourself a 2 or 3 man crew that works in foundation/chimney repair.

Second, you/they will need to jack up the lower side of the chimney. This is similar to raising a low spot in a pier and beam home.

I expect this will be a 2-4 pier solution, depending on the size of the base you are stabilizing. I spend $150-325 a pier for repair work on pier and beam rehab work.

Most important thing is be careful with your chimney stack. The older, the more suspect. You have to take your time when working around the base and when jacking the chimney back in place. Think '1 click and wait...then 1 click and wait.' You want a slow motion, controlled correction of the problem.

Also, have a carpenter on site when jacking the chimney back into the house. The chimney will come into contact with the house at weird angles and it may twist a little. The carpenter can help get the house and the chimney to align again.

Last thing, you personally want to be on site when any 'jacking/moving' of the chimney is going on. This will keep everyone on point and hope to insure a successful project.

Remember, it is your money, your project...so take the time and be there.

Good luck.

Kyle King

Edited: 06/26/2010 at 10:36AM

Mike V.

Real Estate Investor · St. Louis, Missouri

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Icon_minipost Nov 22 '09, 03:34 AM

I had a similar problem two months ago. A small masonry chimney was pulling away from a stucco house. The chimney was used to vent the furnace and hot water heater combustibles. We ended up just taking the chimney down brick by brick, ran a new steel flue liner, framed around the liner and covered it all in vinyl siding. There was also some work to be done on the band board, and flooring in the area - as the chimney pulled away from the top of the house it was actually pushing in the base. Spent around 1000 to fix it all but wasn't all that big of a deal.
Good luck

Edited: 06/26/2010 at 10:36AM

Jim Wineinger

Real Estate Investor · ten mile, Tennessee

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Icon_minipost Nov 22 '09, 04:19 AM

All good suggestions, but first verify that it really is the chimney. Most of the time these chimneys are stable because of the footing being separate from the house. And when a collapses due to foundation, water, or other support problems the chimney is the one thing left standing.

I have one house that the chimney appears to be separating from the house, but in fact someone had been the crawl space and undermined (or just removed) the jacks used to stabilize the house. And it really was the house that was separating from the stable chimney.

Edited: 06/26/2010 at 10:36AM

Steve S

Contractor · Richmond, Virginia

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Icon_minipost Nov 22 '09, 09:13 AM

Thanks for the input guys. Its a two story house w/ alum siding. I had considered tearing down the chimney but then i will get stuck putting sideing on the whole house. Jawsette the house is a tri-level with the fireplace on a slab there are no signs of settling in the basement but there is some indication of settling at the base of the chimney so I am fairly confident it is the footer. I plan on contacting some chimney repair guys tomorrow and a foundation guy or two. I will let you all know.

Edited: 06/26/2010 at 10:37AM

Just Don

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Icon_minipost Nov 23 '09, 10:23 AM

"Mud jacking" may or may not solve your problem.

I would at LEAST ask a few in your area if they ever jacked a chimney. Its pretty quick and slick if that works.

Some jack using dirt mixed into a mud,,,YOU want a concrete jacker where they use mortar///concrete injected.

Edited: 06/26/2010 at 10:37AM

Kyle King

Real Estate Investor · Dallas, Texas

149 posts
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Icon_minipost Dec 29 '09, 02:27 AM

Agreed completely with Jawsette's comment.

You may have a good chimney and a bad house foundation.

Bringing by a pro will determine your next course of action.

Edited: 06/26/2010 at 11:00AM