If you’re looking to modernise your living space and add extra space, then removing a chimney breast makes perfect sense. They're bulky and, in some cases, unattractive, and if you’re not using them for a roaring fire, you can consider removing them.
It can be the ideal solution if you want to introduce some neat flat walls, and it's also a job you can do in one floor, but not another. You can retain the chimney breast in a bedroom and remove it downstairs for example, if you're looking for a more open-plan living room.
But, whatever route you choose to take, there are regulations to follow and costs to consider. In this guide, we'll explain what you need to know to remove a chimney breast safely and securely.
Removing a chimney breast: Key considerations
1. Who will do the work?
If you're considering removing a chimney breast, one of the first things to consider is who will do the job. While it may be tempting to save costs and undertake the work yourself, it is not a job to be tackled on a DIY basis, shares Angelo Patrizi, founder & lead fitter at Nuova Home Improvements.
“The removal of a chimney breast is not something that can be attempted DIY in most cases," he confirms, "as it involves structural works, possibly asbestos issues (if the property is old), and will generally need a building regulations application too.”
2. Is it load-bearing?
The answer to this question depends on certain factors, but typically it is, says Angelo Patrizi, who tells us that, "in most cases, the chimney breast is load-bearing, particularly in upstairs rooms, where it is supporting the stack above.
“Should you wish to demolish the breast inside but retain the stack, you will need to have an RSJ put in to bear the load," he adds, "which will need building control approval."
This means that you will need to ensure your budget factors in hiring a structural engineer, who’ll be required to ensure your property’s structural integrity. For some homes, the removal of a chimney doesn’t necessarily affect the strength of your walls. Even so, your local authority will want proof that this is the case.
Even if you plan to remove a chimney from the ground floor, but not from the rest of the property, your engineer will need to provide specifications to support the remaining stack.
However, if the chimney and stack are fully removed, including above roof level, there should be no need for additional structural supports, which your engineer will also confirm.
3. Are you removing all or part of the chimney breast?
As the chimney breast on the ground floor of a two storey home will naturally run upwards into the room above on the first floor as well, you will need to decide if you are moving all, or part of the chimney breast.
The good news is that an internal chimney breast can be removed at ground and/or first floor levels without removing the external chimney stack. Not only does this mean it is actually less disruptive than you might have thought, but it also avoids the need to alter the roof or the building's external appearance and character.
However, if the upper sections of the chimney are to be retained, they will need to be supported with strongboys on steel acrow props before removing the structure below. This support should remain in place until the new permanent support (such as an RSJ), designed by a structural engineer, is installed.
On the ground floor, the stack should be taken down to ground level. Ensure suitable damp-proofing measures are in place, depending on whether you have a concrete or timber subfloor structure. Any voids in the wall, floor and ceilings will also need to be filled and made good.
4. Are you prepared for the work pre- and post-removal?
Removing an internal chimney breast is a messy job. It will create lots of dust and debris, so the room should be cleared and sealed off from the rest of the property as much as possible before you start work.
And don’t forget, any gas, plumbing, or electrical services for existing or old heating appliances to be removed should be isolated and altered before you begin.
Once the structural work is complete, the walls will need to be replastered and decorated. The flooring may also need to be updated to fill the reclaimed space.
Shop these products to help hide a chimney breast removal
If you want to recreate the brick look of a chimney breast on your wall, brick slips are a quick, DIY-friendly option to cover your new flat wall
This budget-friendly plastering trowel is ideal for re-plastering the walls around your newly removed chimney breast
Use this high-quality finishing plasteron interior walls and ceilings for a smooth, long-lasting finish
Angelo Patrizi runs Nuova Home Improvements, a hands-on renovation company based in Berkshire, UK. They specialise in full home renovations, extensions, loft conversions, kitchens and bathrooms.
Cost to remove a chimney breast
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The cost of removing the chimney breast will be mainly dictated by the structural solution and a number of different variables.
“Prices vary depending on access, property type, whether the flue is operational, and the amount of finishing works required such as plastering, flooring and roofing," advises Angelo Patrizi.
In general, you should budget for the following:
- Breast only (one room, inside): £1,500 to £2,500
- Full demolition: breast and stack over two floors allow £3,500 to £6,000+
However, don't forget to include all the extra costs, warns Mike Storey, founder and technical manager at UK Flat Roofing & Insulation.
“One thing people often miss is the additional costs, such as structural engineer fees, building control, and finishing works like plastering and flooring. These can add up quickly," he warns. "It’s always best to get a full breakdown up front rather than just focusing on the removal cost itself.”
Mike Storey is Founder and Technical Manager at UKFR Roofing & Insulation, bringing specialist expertise in energy efficiency, roof glazing, and insulation systems for residential and commercial building projects.
FAQs
How long does it take to remove a chimney breast?
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The timeframe for removing a chimney breast will depend on how much is being removed. Mike Storey says a common timeframe isn't excessively lengthy, but will depend on the work involved. "If you’re removing the chimney breast internally then you’re usually looking at around three to seven days for the main structural work," he advises. "That includes installing supports and safely taking everything down.”
Do I need planning permission to remove a chimney breast?
No. Planning permission is not generally required for internal alterations, like removing a chimney breast, as they don’t constitute development. However, do remember that it’s an offence to make alterations to a listed building, without first obtaining listed building consent, and if you are removing the stack at the same time, you will need to confirm if it is covered under permitted development.
What building regulations do I need to comply with for removing a chimney breast?
When removing all or part of a chimney , you’ll need to make sure the structural works comply with Part A of UK Building Regulations. You can tackle this issue either by notifying your local authority and being assigned a building control officer or by hiring an approved inspector.
If speed is of the essence, going for an approved inspector is usually the fastest way to get your paperwork in order. Once your project has been completed, no matter which route you took, you’ll be issued a certificate to prove all legal requirements have been met.
You'll also need to meet the following regulations:
- Party Wall Act (England and Wales)
If no party structures are affected by the removal or by any new structural supports, there will be no need to serve a party wall notice. However, if the chimney is built against a party wall, it is always recommended to work with a party wall surveyor to determine whether any works (including structural support, if needed) require a notice to be served. Budget £700-800 plus VAT per neighbour affected. - Permission from the freeholder
For leasehold properties, permission for alterations will usually require a landlord's licence giving consent to the works. For a shared freehold, the other owners will need to agree to the works. - Get gas appliances checked
Remember that any work involving altering a gas appliance or its components must be undertaken by a Gas Safe Register engineer. After the works are completed, a certificate should be issued to the property owner under the self-certification scheme.
Removing a chimney breast frees up more space and provides the perfect platform for some smart new interior design trends. Introduce bedroom wall panelling ideas when removing one upstairs, and try these minimalist living room ideas to make the most of your new space on the ground floor.
