A chimney inspection by a local structural engineer can inform you of existing issues. The engineer can also warn of possible future problems, especially when there are signs of structural deficiencies. Many homeowners accept servicing a chimney as a necessary expense. Chimney sweeps are the most required service.
However, chimney repairs are not as often needed for structural reasons. Our local structural engineer recently inspected the front masonry chimney of a home in Haddonfield, NJ 08033. For reasons described (and shown in these photos), more than a sweep would be necessary for the masonry chimney repair.
Structural Engineer Chimney Inspection Report
Penn Valley Engineering’s purpose for this home inspection was to evaluate the structure of the building as it related to the masonry chimney. This beautiful 2-story wood-framed home was supported on a slab-on-grade foundation system. The chimney was located at the front wall at the lower level. Its footprint was approximately 13’-6” by 5’0”. The structural engineer’s limited summary was based on a visual/sight view inspection. No destructive inspection (excavating, opening of walls, floors, ceilings, etc.) or material testing was performed.
Within the interior of the home, large gaps were observed between the chimney and the drywall at the left wall and ceiling. A low point on the floor was observed at the right side of the chimney.
Observed also at the exterior of the home, was a large crack/gap between the chimney and the exterior left wall. Cracks and gaps were also noted where the chimney met the front exterior wall of the home. They were previously patched with caulk, only for new cracks and gaps to form. The formation of new cracks and gaps indicates continued movement of the chimney.
Further evidence of the chimney’s movement was evident at the roof level. Deflections of the roof shingles were noted adjacent to the chimney.
Our local residential structural engineer completed the chimney inspection by observing the firewood supply access door and lintel. The steel lintel that spanned the door’s opening had minor deterioration.
12 Causes for Chimney Problems
Based on the present conditions as described in this narrative, it is likely that settlement issues affected the chimney. Ground settlement or normal house settling is certainly not the only cause of chimney structural issues. Eleven other causes of chimney problems or failure include (but are not limited to):
- excess flammable creosote in the flue (the primary cause of chimney fires)
- heavy, relentless winds
- pounding hail
- lightning strikes
- earthquakes
- water intrusion
- chimney obstruction or blockage (affecting draft)
- brickwork issues (poor construction)
- cracked chimney crown
- cracked flashing
- damaged flue liner or chase top
Masonry Chimney Repair Costs
For this residence, our New Jersey structural engineer recommended properly repairing and strengthening the chimney and front wall foundation. To complete this chimney repair, it was recommended to underpin the existing foundation with an appropriately designed helical pile system. Furthermore, the steel lintel would need to be properly sealed to prevent water penetration and further corrosion.
Penn Valley Engineering offers engineering and repair plan (blueprint) estimates for the structural engineer’s recommended chimney repairs. Approximate construction costs for the underpinning and engineered blueprint fees were provided to the homeowner.
In addition to the chimney repair costs, the homeowner will also need to budget for cosmetic repair and/or restoration resulting from this work. Many structural improvements impact other components of the home and may involve plumbing, electrical, and HVAC professionals.
In addition to structural inspections, Penn Valley Engineering also offers redesign services. If you are looking to replace your fireplace or create an all-new fire feature, we’ll work with you. Professionally designed engineered blueprints can clarify the scope of services, greatly assisting construction bids and permits.
Custom Chimney Report & Repair Plan
Retrofitting or repairing a masonry chimney has challenges and difficulties. Because of this, we strongly recommend, since it is required, that all corrective efforts be properly designed and detailed with construction blueprints. If required, all work should be monitored and supervised by a professional engineer licensed by the State of New Jersey. Most importantly, an experienced, knowledgeable state-licensed contractor should complete the work. The contractor should have all of the necessary permits, approvals, and inspections.
In conclusion, if you own a home and are concerned about your fireplace’s structural integrity, contact us. We will schedule a time to inspect it and issue a custom report. We have dozens of favorable reviews and look forward to having another happy client. If you are within one of our service areas, we offer a local structural engineer ready to inspect your chimney.
- (856) 872-3537 SOUTH JERSEY
- (215) 821-7686 PHILADELPHIA
- (321) 394-8026 CENTRAL FLORIDA
“THANK YOU to Penn Valley Engineering! I used them as a THIRD inspection on a home that had some brick work that was called out on the initial inspection and looked problematic. My first conversation was with Brad, who was able to quickly accommodate my schedule and have someone out the very next week. Greg showed up and was not only through, but took the time to walk the property with me and explain, in great detail, what was going on. It turned out that the brick work was not the problem, but the wall was not structurally sound and would have cost my family THOUSANDS of dollars to remedy, if we had moved forward with the purchase. The cost of the survey was money very well spent….that prevented my family from a major purchase that could have potentially cost us dearly financially. THANK YOU PENN VALLEY ENGINEERING!”
– A. Banks, reviewing structural engineering in Willingboro, NJ 08046