What options do I have for a sealed off chimney?

Question

I purchased an older home (1900 era) from another buy and hold investor a little while back.  It is a decent home in a great location.  It is a buy and hold property and I plan on keeping it that way for the time being.  There are a few items that are requiring attention in the short term (roof, siding, etc.) that as I am fixing I am trying to bring the house up to the standards of the neighborhood as other homes are being revitalized.

One potential issue I see in the long term that might need to be addressed when I go to sell, is a central brick fire place that has been filled with concrete and the top has been knocked off so it does not penetrate the roof (ends in the attic).  What options would I have in the future?  Remove the rest of the brick fireplace and just seal up the wall so there is no more fireplace?  Remove the current fireplace and rebuild a functioning fireplace?  Is it not even worth the headache and cost to do anything and just leave it as a "decoration" which it is now?

Anyone have a similar situation?  What did you end up doing?  As it stands right now, as long as I am keeping it as a rental it will stay as-is as any cost would not be reflected much in any gain in rent.

Chris T. · Answer

Thanks @Jonathan C. , @Gina DiM , and @Michael Woodward for the input.

I think I didn't explain in enough detail but it looks as though they just put up some plywood across the front of the fireplace opening to seal it off and then poured cement in to fill the entire fireplace cavity.  Unfortunately I don't have a picture to accurately show it.  I will have to see if there would be any room to put in a ventless fireplace because I hadn't thought of that and I like that idea.  I'm afraid that it would stick out too much though.

If I go the route of removing the fireplace, how much trouble will I then encounter in dealing with plastered walls and the risk of lead paint and asbestos?  With the age of the house, I honestly don't know what I would find behind the walls.  I'd really like to make it more functional in one way or another rather than having a big cement decoration in the middle of the house, but I guess it will all come down to cost vs. return.

Thanks again.

Chris T. · Answer

@Chris Christianson Thank you, I was hoping to hear from someone that might have tackled a similar issue.  As much as I would rather have another option, I think that I most likely will keep the fireplace/partial chimney in place.  It really wouldn't buy me any large amount of usable space, and it might be more hassle than its worth to remove/rebuild it.

Bill Gulley That is exactly what has been done.  The top of the chimney had already been removed to below the roof line and has been capped in the attic.  I will definitely have to look into electric inserts to see if one would work in this application.  Thank you

Bill Gulley · Answer

There are some thinner electric fireplace inserts now that are cheaper than gas and look pretty authentic. I'd make sure that chimney was capped! Next roof job, it would be taken off and covered. :)

Chris Christianson · Answer

Removing a chimney can be a lot of work.  The walls around the chimney are usually just furring strips or even plaster right over the brick.  To remove the fireplace, you'll have to start at the top of the remaining chimney and start dismantling downwards.  Only takes a couple guys a half day or so to remove the whole chimney but can take more time to re-frame and finish everything that was removed.  Unless you know exactly what you're going to use the extra few square feet for I'd leave it.

We removed a chimney from a 1916 story and a half last summer.  Needed the space on the first floor for a coat closet.  Didn't give us anything important on the second floor and nothing in the basement.  Still not sure it was worth it.

Michael Woodward · Answer

I like Jonathan's idea of using the vent-free gas insert. It's minimal expense, attracts buyers/renters, and puts the old chimney to good use.  Win-win-win.....

Account Closed · Answer

Keep the FP as an ornamental piece for now (non functioning non working). Check insurance policy as I had to enclose entire FP opening of a non functioning fireplace or the insurance co was going to cancel my policy. Does the chimney you are referring to service other FP's, the furnace and or hot water heater? Are there multiple flues in it or since it has been terminated in the attic I am guessing the chimney services no other devices? Just food for thought, many old chimneys eat up a lot of square footage in upper rooms in older homes that lack closet and or bathroom space. If the chimney does not need to be used for venting any appliances and square footage can be better used taking it down might be a good plan in the future. Just my opinion.

Jonathan C. · Answer

@Chris T. Fireplaces are annoying from a managing the rehab perspective.  They're always way more expensive than you think to repair.

That said, a fireplace is a nice feature for buyers.

However, since your fireplace will need significant repairs to get in working condition, I'd do 1 of 2 things:

1) get rid of it- remove it, dry wall over it, whatever. If it's open and not working right, home inspector/buyer are going to try to make you fix it.  Definitely don't want that

2) (my recommendation) put in a ventless gas fireplace insert.  You get the benefit of having a fireplace as a feature buyers will like without having to worry about the fireplace flue.  Should cost you like 1500-2500 all in if you get a reasonably priced insert and have someone who can do the gas line for not much $$