Removal Of A Chimney Breast - Everything You Need To Know
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Removal of a chimney breast is becoming increasingly popular in order to free up space in the home. However, the job isn't always straightforward and can be costly, so understanding the process is essential before you go ahead.
We chat to Peter Barry Surveyors who share with us their expert advice if you are planning on undertaking this type of work.
The article is written from the perspective where the internal chimney breast(s) are removed with the stack remaining in situ at roof level.
Is it always possible to remove a chimney breast?
First things first, you should identify which chimney breast(s) you wish to remove. This will depend on the preferences you have for the internal layout post works.
It is possible for a chimney breast to be removed in almost all instances. However, there may be cases where the chimney breast is a significant structural element of the property to the extent it is not feasible due to the cost of placing in structural support post removal. An example may be particularly old properties (likely predating 1800’s) where chimney breasts are particularly large and house walk in fireplaces. In these instances, it may also not be possible at all.
Due to the nature of England’s housing stock, however, which mostly dates from 1800 onwards, most chimney breasts are likely to be set against a party wall (a wall shared with a terraced or semi-detached adjoining property) with around a 30-40cm depth. In these instances, chimney breast removals are relatively simple. This article is written with these types of circumstances in mind as it covers what most people will be facing.
What is the cost to remove a chimney breast?
There are cost implications in the decision of deciding which breast(s) to remove (either in full or in part) as removing more chimney breasts will incur higher fees from contractors due to increased labour time and disposal of waste materials.
In terms of fees, you should expect to pay £2,000 to £2,750 for a chimney breast removal (per breast) in a two-storey dwelling where you intend to remove the breast at ground floor and first floor level, with a support detail in the loft to support the remaining chimney stack. If, however, you are removing more than one breast, it may be possible to negotiate a lower premium (per breast) as the contractor will be able to achieve a better economy of scale in terms of labour time and waste disposal.
You should also be aware that whilst it is possible to increase the value of your home by creating additional space via this exercise, removing too many original features may make your property less desirable (and therefore potentially less valuable) to future purchasers due to removal of original character.
Who can help me initially if I want to remove a chimney breast?
A structural engineer should be your first port of call. As chimney breasts are structural elements of the home, removal will require you to comply with Building Regulations and you will need to submit a Building Regulations application (more on that later). Firstly therefore, you should speak with and consult the services of an appropriately qualified structural engineer.
Additionally, removal of chimney breast(s) are subject to rules and regulations by your local authority - which can vary. For instance, some local authorities will not allow some schemes of support (such as a gallows bracket). For this reason, you should ensure that your Chartered Structural Engineer is local to you and should therefore have knowledge of what design scheme to support the chimney stack will be acceptable for full compliance.
Get quotes from three local firms who may or may not need to inspect the building first. It may be that the property is particularly old, and the structural engineer may feel a need to inspect the condition of the brickwork where the support detail for the chimney stack will be placed post removal of the chimney breast. Choose the firm who seem to be most helpful, responsive, and knowledgeable – don’t just pick the cheapest. This is because their assistance may be required later down the line (more on that later).
What legal obligations and regulations must you comply with when removing a chimney breast?
Planning Permission
The good news is that planning permission is not required for internal alterations such as the removal of a chimney breast.
If you are planning to remove the external chimney stack as well, this will usually be classed as Permitted Development and won’t require official consent either. However, permitted development rights only apply to houses, not to leasehold flats, and the rights may be restricted for properties in Conservation Areas.
If your home is a listed building, you will also need to obtain Listed Building Consent. It’s always a wise move to consult with your local planning authority first.
Building Regulations
Building Regulation approval will always be required for a chimney breast removal.
Armed with a final plan, designed by a structural engineer, now is the time to submit an application to Building Control at the local authority, costing in the region of £300.
For a simple scheme of works designed by a knowledgeable structural engineer, there are unlikely to be any issues with this part of the process, although you should be aware that it may take some weeks for the application to be approved.
Party Wall Act
Your next step is to assert if your works are notifiable to any neighbour(s) under the Party Wall etc. Act 1996. This is where it could get complicated. If the chimney breast(s) you intend to remove are in situ against a party wall/structure, you should contact a specialist party wall surveyor for advice and to help you follow the required legal process.
If works are notifiable, it is a legal obligation under the Party Wall etc. Act 1996 to serve notices onto all the affected neighbours in writing. For instance, if you are in a semi-detached property and the adjoining owner is a freehold house, it is likely a single notice will be required. If however you are in a 4 storey terraced property where the adjoining premises have all been split into flats and all have leasehold titles, you may need to serve notice on all adjoining titles (including the freeholders that could be 10 owners in total!). These costs may exceed £10,000 alone and could easily take this project from being feasible to non-feasible.
To ensure notices are legally valid, you should have a professional serve them on your behalf. Your neighbour(s) will have three options. These are:
- Consent to the notices, meaning your build can go ahead.
- Dissent to the notices and appoint your party wall surveyor as an ‘agreed surveyor’ who will draw up a party wall ‘Award’ which sets out what the works are and the manner in which they are to be undertaken to minimise the risk of damage to property.
- Dissent to the notices and appoint their own surveyor. The two surveyors work co-operatively to determine how these works should be conducted to minimise risk to the adjoining owners’ homes. An Award should not be difficult to agree if proper information is provided in a timely manner between the surveyors. The Party Wall Award is valid for 12 months.
What is the process of removing a chimney breast?
Once all the relevant permissions are in place, the build can finally start.
Instruct a local builder who will be familiar with property in your area and who comes recommended from someone you know and trust. Remember to conduct due diligence on the builder and provide them with the set of structural engineers drawings. You should ensure they are familiar with the materials and methods associated with the process and ask for references of their past work.
Following the actual chimney breast removal, the course of redecoration then takes place. For your own records and protection, ask the surveyor or the neighbour to put something in writing if they conclude there has been no damage to their property, assuming that is the case.
The process is now complete and you can enjoy your larger, newly decorated rooms!
If you are thinking about a renovation project in the near future and need some help with where to start with your project, try our renovation advice session.
Renovation Advice Session
Published: March 23, 2023
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