Your chimney breast removal project – all you need to know

Original fireplaces are still sought-after features for many homeowners. But they take up valuable living space.

That’s why more and more homeowners are embarking on chimney breast removal projects.

In this guide, we’ll outline what’s involved, from the rules and regulations to the costs you can expect. But first…

Why would you remove a chimney breast?

Removing a chimney breast can help to free up significant space in a home, which is especially valuable in built-up areas, such as London.

Many people simply don’t need a fireplace anymore thanks to central heating, and they just consider it wasted floor space.

While an attractive feature for many, there are several reasons for the removal of a chimney breast:

• More space – Chimney breasts can take up valuable space in a home
• Improves aesthetics – Removing the chimney breast can create a more modern and streamlined appearance
• Enhanced interior design – The absence of a chimney breast provides a blank canvas for creative interior design and greater flexibility when decorating
• Increased property value – If you live in an area where square footage comes at a premium, increasing your living space could add value to your property

Planning your chimney breast removal project

Your chimney breast is a structural part of your property. So, removing it requires careful planning.

In particular, it can’t be removed without first being assessed for safety by a professional.

You’ll need to work with a structural engineer to remove a chimney breast. They will determine what permanent and temporary support is required to complete the project safely.

During the planning stage, you should also contact your local authority. They will advise you of any rules and regulations you need to adhere to.

Do you need planning permission to remove a chimney breast?

You won’t normally need planning permission to carry out internal work on your home, like removing a chimney breast. But if you live in a listed building, you’ll need to obtain listed building consent.

On the other hand, if you’re planning to remove the external stack as well, this will usually fall under your permitted development rights (PD).

Just be aware that PD rights won’t apply to leasehold flats and may also be restricted in Conservation Areas. So, it’s always best to check with your Local Planning Authority in advance to be safe.

Do you need to adhere to building regulations for removing a chimney breast?

Even if your plans to remove the chimney breast fall under permitted development rights, i.e. you don’t need planning permission, you will still need building regulations approval.

Building regulations outline the required standards for safety, structural integrity, insulation, fire safety, and accessibility.

Removing a chimney breast involves several of these elements, so you will need to make sure your plans adhere to local regulations.

Plans will need to be submitted well in advance of the project commencing (up to 8 weeks in some cases) and a Completion Certificate will need to be obtained when the work is done.

If you use a tradesperson registered with a Competent Person Scheme, you do not need to get approval yourself.

Do you need permission from the building owner?

If your property is leasehold, you will also need permission for alterations by way of a Landlord’s Licence from the freeholder.

If you have a shared freehold, the other freeholders will need to agree to the work before it starts.

Do you need to notify your neighbours for chimney breast removal?

If you live in a semi-detached or terraced house, the chimney breast you want to remove may be on a wall shared with a neighbour.

If this is the case, you must let your neighbour know your plans.

Legally, you should serve them with a Party Wall Notice at least two months before starting work. But it’s often helpful to have an informal chat with them before this if you’re on good terms, to help avoid disputes.

If your neighbour doesn’t agree to the works, you can get specialist surveyor to help you come to a fair agreement.

Once these criteria are met, you can start removing your chimney breast.

Can you remove a chimney breast downstairs but not upstairs?

Considering removing your chimney breast downstairs only? Not only is this totally possible, but it’s also extremely common.

If you’re removing a chimney breast downstairs only, then anything above it, including the stack, will have to be supported. Your structural engineer will come up with a plan for supporting the remaining stack, but often, this will involve inserting an RSJ to sit within the ceiling or floor void.

This is in contrast to fully removing the whole chimney and stack, including above roof level. In this case, you usually wouldn’t need extra structural supports as there would be nothing above for them to hold up – although, of course, your structural engineer will confirm one way or another.

Your best bet is to chat to a structural engineer near you to see what’s possible.

The steps to remove a chimney breast

Removing a chimney breast is a messy and potentially dangerous job. The work will also need to comply with UK building regulations.

With that in mind, chimney breast removal should always be carefully planned and completed by a qualified professional.

Here are the steps involved.

Step 1: Hire a structural engineer

First things first, you’ll need to hire a structural engineer. They will come to your property and determine whether any structural supports are needed.

Anything remaining above the chimney breast (such as the stack) will need to be properly supported. But if you’re planning to fully remove the chimney and stack (including above roof level), additional structural supports won’t normally be necessary. Either way, it’s your structural engineer’s job to confirm.

Step 2: Get any necessary permissions

Next, you’ll need to get any necessary permissions.

As we outlined earlier, you won’t normally need planning permission to remove a chimney breast – although you may need listed building consent if you live in a listed building.

You may also need a Landlord’s Licence and a party wall agreement depending on your property and where your chimney breast is located.

Step 3: Notify Building Control

You’ll need Building Regulation approval to remove a chimney breast.

Once you have a final plan from your structural designer, you can use this to submit an application to your local Building Control.

Usually, this won’t cause any problems, especially if you’ve got the help of an experienced structural engineer. But bear in mind that it may take a few weeks before you hear back.

Step 4: Hire a local builder

Once you’ve completed all these steps, you can hire a local builder to get your chimney breast removal project started!

Finding a reliable builder near you is easy with Checkatrade. Only trades who pass our checks and meet our high standards are on Checkatrade.

Step 5: Remove the chimney breast

When it comes to actually removing your chimney breast, your builder will follow the plans outlined by your structural engineer.

Usually, this will involve inserting a support such as a rolled steel joist (RSJ) to support the brickwork (unless you’re removing the whole stack).

You might also need your roof timbers extended depending on how much of the chimney breast you’re removing.

Your builder will then be able to confidently remove your chimney breast with minimal impact on the room’s décor and furnishings.

Step 6: Obtain a completion certificate

Once the work is complete, a local building control officer will inspect the work carried out. If they deem it a satisfactory completion, you will be issued a completion certificate.

Pssst! You won’t usually have to worry about this step if you hire a tradesperson registered with a Competent Person Scheme, as they’ll be able to certify the work for you.

Step 7: Carry out remedial work

It’s likely that you’ll need to budget for some remedial work following the chimney breast removal. This could include the cost of:

• Plastering to make good exposed or damaged brickwork
• Painting and decorating to blend the new with the existing structure
• Flooring to cover the area where your chimney breast once was
• Skirting for a consistent finish around the entire room

Step 8: Enjoy your new space!

Now that your chimney breast has been removed, it’s time to start using all that extra space. That might mean filling it with new furniture, accessories, or storage.

Unsure how you want to use your new, bigger space? Check out our guide to living room decorating ideas.

How long does it take to remove a chimney breast?

How long it takes to remove a chimney breast will depend on the complexity of the project and how much of your chimney breast you want to remove.

Removing a downstairs chimney breast without removing the stack will typically take between 1.5 and 2 days.

On the other hand, removing your entire chimney breast and stack will often take between 3 and 4 days.

However, it’s always best to check with your builder to find out how long they expect the project to take.

How much does chimney breast removal cost?

When calculating the cost of removing a chimney breast, remember to factor in:

• Professional fees
• The cost of the structural work
• Waste removal costs
• Redecoration costs
• The cost of inspection and certification upon completion

As a guide, removing part of a chimney breast in a single room (and having the space made good) can cost between £1,750 - £3,250 on average.

For further information on the costs involved, take a look at our fireplace removal cost guide.

Or, to get the ball rolling with bespoke quotes for your project, simply get in touch with a structural engineer near you.

Does removing a chimney breast devalue a house?

Removing a chimney breast could devalue your house, but it could also add value to it. It all depends on your unique circumstances.

As a general guide, chimney breasts are often seen as desirable features in older homes. They add character and a cosy feeling that’s attractive to many homebuyers.

In this case, removing your chimney breast may devalue your house as you’re removing what’s seen as an asset.

On the other hand, if your chimney breast is taking up valuable space and causing issues with how your home can practically be used, removing it could make your property more desirable and increase its price. This is especially the case in newer or modernised homes, where a chimney breast might not be as sought-after.

Before you make your decision, it’s worth checking to see whether other similar properties in your area have undergone the same change – and what they’re selling for.

Find a qualified structural engineer to plan your chimney breast removal properly

Chimney breast removal can transform your living space and enhance the aesthetics of your home. It does, however, require careful planning with the help of experienced professionals.

Enter your postcode into our leading directory to find the approved, trusted and reviewed tradespeople needed to complete your home renovation project.

FAQs

What is a chimney breast?

A chimney breast is the brickwork that surrounds the chimney as it rises up through the property. Usually, the chimney breast is inside the property, leaving two alcoves on either side.

With terraced and semi-detached properties, chimney breasts are often built back-to-back and will have multiple chimney pots on top of the stack that will be shared by adjoining properties.

Is it worth removing a chimney breast?

If you need extra space in your bedroom or living area, removing your chimney breast is a great way to open up a room.

If you are thinking about selling your home, however, chimney breasts are often viewed as attractive features, especially in period properties. In this case, removing your chimney breast could reduce the value of your home.

What problems can arise when removing chimney breasts?

A chimney breast is part of the overall structure of a property, so you can’t just remove it without careful planning and preparation.

If you don’t take care when removing a chimney breast, you could cause structural distress to your property, which could even result in detrimental damage and partial building collapse.

Always consult a professional for the job.

What are the rules and regulations for removing chimney breasts?

When working with a professional, they will ensure you meet all of the rules and regulations for removing a chimney breast. These include:

• Planning permission – You may not always be required to have planning permission, but you should always ask the question
• Building regulations – You must be compliant with building regulations to ensure the safety and structure of the work being carried out
• Party Wall Act – This is only necessary in England and Wales if your chimney breast is connected to an adjoining neighbour’s wall, i.e. a party wall
• Landlord’s Licence – If your property is leasehold, you will also need a Landlord’s Licence

Do I need a structural engineer to remove a chimney breast?

Yes. A structural engineer is the first person to contact when considering removing your chimney breast. They will assess the project and recommend the steps you need to take.

Do you need neighbours’ permission to remove a chimney breast?

If your chimney breast is on a shared wall, you will need your neighbour’s permission. This can be obtained through the Party Wall Act.

How do I know if my chimney breast is structural?

If your chimney breast is real, it will be part of your building’s structure.

A structural engineer will be able to carry out the necessary calculations and determine what steps need to be taken to safely remove your chimney breast without impacting the structure of your home.

Can you still have fireplaces without chimney breasts?

Yes! There are several options if you want to have a fireplace without a chimney breast. A few popular ones include electric fires, flueless gas fires and balanced flue fires.

Do you need a chimney for a real fire?

No! If your home doesn’t have a chimney, you can still have a real fire. The best way of achieving this is usually with a specially designed twin wall flue.

This type of flue is effectively a series of stainless steel tubes that will connect your fire to an external vent. The flue can be exposed internally within the void of the ceiling space or hidden on an outside wall behind your fireplace.

Head over to our guide on log burner installation costs to learn more.