Bonnyrigg · Edinburgh and the Lothians
Chimney stack repairs in Bonnyrigg
For terraced streets in Bonnyrigg, stacks are often shared between neighbours. We plan scaffold access and the work so both sides know what is involved, and we can price the stack as a whole if you want to split the cost.
Guide price from£475per stack inc VAT
- Postcodes
- EH18, EH19, EH24
- Population
- about 18,000
- Area
- Edinburgh and the Lothians
- Pricing region
- Scotland
What should you know about the ground under Bonnyrigg?
Bonnyrigg, Edinburgh and the Lothians: about 18,000 residents across postcode districts EH18, EH19, EH24. If you are just outside Bonnyrigg, we also cover Mayfield (3 miles), Musselburgh (5 miles) and Penicuik (6 miles).
Clay shrinkage is less of a concern in Edinburgh and the Lothians, so other causes such as drains, poor footings or older walls are checked first. Parts of Edinburgh and the Lothians lie on a former coalfield, so a coal mining search is worth checking if movement has no obvious cause. Across Edinburgh and the Lothians, most homes are sandstone tenements and Georgian terraces, miners' rows, bungalows and post-war estates.
Which repair method suits a home in Bonnyrigg?
Repointing and brick repairs
Eroded joints are raked out and repointed in a mortar suited to the brick, often a lime-based mix on older stacks. Spalled or cracked bricks are cut out and replaced with matched reclaimed or new bricks. On many stacks this, with new flaunching, is all that is needed.
Best for: Upright stacks with weathered joints and some damaged bricks
Flaunching and pot resetting
Old cracked flaunching is broken out, pots are lifted and reset or replaced, and new flaunching is formed to a fall so water runs off. Unused flues can be capped with ventilated caps, which keeps rain out while letting the flue breathe.
Best for: Loose pots and cracked mortar at the top of the stack
What happens when we carry out chimney stack repairs in Bonnyrigg?
Look from the ground
Photos from the street and garden, ideally with a zoom, show us the lean, the pots, the flaunching and the state of the pointing. Damp patches inside are worth photographing too, as they help trace the route water is taking.
Check what is below
We ask whether any chimney breasts have been removed, and check the loft and rooms below for cracking. If a breast has gone without proper support, we recommend an independent chartered structural engineer before any stack work.
Repair, restrain or rebuild
The agreed work is carried out: repointing, new flaunching and pots, restraint, or taking the stack down and rebuilding it. Lead flashings where the stack meets the roof are checked and renewed if needed.
Signs you may need chimney stack repairs
- A stack visibly leaning when you look along the roof ridge
- Mortar washed out of joints, leaving bricks standing proud
- Cracked or missing flaunching around the top of the stack
How much will chimney stack repairs cost in Bonnyrigg?
For Bonnyrigg we use Scotland rates. Treat the table as a budget guide, inc VAT; the price you pay is the one on your written quote.
| Item | Guide price | Per |
|---|---|---|
| Repointing, flaunching and minor brick repairs | £475 – £1,900 | per stack |
| Partial or full stack rebuild | £2,850 – £9,500 | per stack |
| Stack restraint or strappingest. | £380 – £1,150 | per stack |
Rules for chimney stack repairs in Scotland
In Scotland, underpinning and other structural alterations generally need a building warrant from the council’s building standards service before work starts, and a completion certificate at the end; small like-for-like repairs often do not. There is no Party Wall Act in Scotland; shared walls are covered by title deeds and, for flats, the Tenements (Scotland) Act 2004.
Chimney stack repairs in Bonnyrigg: questions and answers
What is the price of chimney stack repairs in Bonnyrigg?
Guide prices for chimney stack repairs in Bonnyrigg start from about £475 per stack, including VAT, on Scotland rates. Your fixed written price follows photos or a survey and depends on the extent of the work and access.
Do you carry out chimney stack repairs in Bonnyrigg?
Yes, Bonnyrigg is covered, along with postcode districts EH18, EH19, EH24. We also cover nearby Mayfield and Musselburgh.
Does the ground around Bonnyrigg cause cracking?
Edinburgh is volcanic and sedimentary rock with glacial till, while the Midlothian and East Lothian coalfields and oil-shale workings in West Lothian have left recorded mine workings and bings. Only an investigation can say why a particular building has moved.
Can a leaning stack be straightened?
Not by pushing it back, because the brickwork would crack. A slight lean on a sound stack can be restrained so it moves no further. A pronounced lean is fixed by taking the stack down to sound masonry and rebuilding it plumb.
Is a leaning chimney dangerous?
A leaning chimney can become dangerous, because stacks are heavy and stand high above the roof. A slight, long-standing lean may be stable for now, but a lean that is worsening, or loose bricks and pots, should be looked at quickly. Keep people away from below if anything looks loose.
More repairs we carry out in Bonnyrigg
- Boundary and garden wall repairs
- Brick arch repairs
- Structural crack repairs
- Extension pulling away repairs
- Floor joist repairs
Chimney stack repairs near Bonnyrigg
Send zoomed photos of the chimney stack at your Bonnyrigg home, from the street and the garden, for a free initial assessment.