It really is not that uncommon for homeowners to ask 'should I remove my chimney breast?' There are all kinds of reasons for carrying out this job, from opening up remodelling possibilities to adding extra floor space.
That said, before you start getting too absorbed into looking at how to remove a chimney breast, there are a few factors to consider.
Here, we look at what the job involves and the pros and cons of taking out this structure to help you decide if this is a route that is right for you.
Should I remove my chimney breast?
Whether or not you choose to remove a chimney breast when renovating a house very much depends on your reasons for considering doing this, how much you are willing to spend on the job and the type of house you live in .
"Removing a chimney breast can make a big difference to the feel of smaller rooms and gives you more flexibility with furniture placement," says Paula Higgins, chief executive at HomeOwners Alliance.
"Chimney removal is a smart move for those looking to improve space or change the layout, especially in older homes where such structures often take up a lot of room," adds Constantine Anest, owner of Ethos Roofing & Restoration. "Sometimes, homeowners decide to do this to increase living space, improve energy efficiency, or eliminate the need to maintain old, non-functioning chimneys."
That said, this is not a task for the fainthearted and if you are adverse to dust and mess, there might be other ways to remodel your space that could cause less stress.
Paula Higgins
After spending 15 years reforming housing policy in government, enough was enough. Homeowners needed a voice and HomeOwners Alliance was born.
Constantine Anest
Constantine is owner of Ethos Roofing & Restoration, specialists in roof replacement, gutter replacement, window contracting and more for decades.
What are the benefits of chimney breast removal?
The reason why homeowners choose to remove chimney breasts is usually down to the fact that this is one of the best ways to add space without extending.
"Removal of a chimney breast can make a huge difference to the way a room can be used and laid out, especially in older properties where they encroach on valuable floor space,'" points out Farook Member, director and home improvement expert at QS Supplies. "Most householders only consider removing one to have a more open-plan, larger space, in order to fit in modern kitchen units or built-in wardrobes, or to install fitted furniture," he continues. "In the majority of cases, it’s a case of maximising dead space and resolving tricky room shapes."
Farook Member
Farook Member is the director of QS Supplies and a seasoned expert in the home improvement and bathroom industry. With over three decades of experience, Farook has been at the forefront of innovation and quality since founding QS Supplies in 1990.
If you don't use your fireplace, removing the chimney breast could free up space(Image credit: Getty Images)
Can I remove a chimney breast myself?
If you are keen to save on labour costs, you might well be wondering whether DIY chimney removal is an option – but before you pull out the sledgehammer, there are some important factors to take into consideration if you want to ensure you own safety and maintain the structural integrity of your home. The experts we spoke to had mixed views on this.
"Never attempt to do this yourself," says Paula Higgins. "The chimney often supports upper floors, so removal may require steel beams for reinforcement. You need a structural engineer to advise on the temporary and permanent support that will be needed."
"A chimney is often part of the supporting structure, and improper dismantling can lead to sagging floors or cracks in the walls," picks up Constantine Anest. "In principle, you can try to do it yourself, but before that you should consult a specialist to understand all the nuances of your particular case."
Your first port of call should be a structural engineer. They will be able to advise you on the implications of removing the chimney breast, provide the necessary calculations and also advise you on the relevant building regulations you will need to adhere to in order to gain approval.
"Removing them with no expert input could make the structure prone to collapse," warns Farook Member. "You will need a structural engineer to inspect the chimney's load-bearing role and devise appropriate supports. Normally a steel beam such as an RSJ will be required and a builder will then need to install the beam according to the engineer’s instructions."
It is also worth noting that if you are removing a gas fire at the same time, you will need to call in a Gas Registered Engineer to carry out the work.
In many cases, chimney breasts play an important structural role and their removal will require input from a structural engineer(Image credit: Getty Images)
Is building regulations approval needed to remove a chimney breast?
It most certainly is. You'll need to familiarise yourself with Part A of the Building Regulations. Before work begins, you should either notify your local authority, who will assign a building control officer to your project or, if speed is of the essence, hire an approved inspector yourself.
Will I need a Party Wall Agreement to remove a chimney breast?
In some cases, along with building regulations approval, you will also need to look into Party Wall Agreements.
"If you're purchasing a terraced or semi-detached house, since the chimney could be shared with a neighbour, you may also require a Party Wall Agreement," picks up Farook Member.
If this is the case, you will need to issue your affected neighbours with a Party Wall Notice, in writing, informing them of the work you intend on carrying out.
Is it dangerous to remove a chimney breast?
As mentioned, providing you consult a structural engineer prior to the removal of the chimney and ensure any load bearing walls are properly supported both during and after work, there is no reason why this is a job to avoid.
However, there is one other safety hazard to be aware of – asbestos in fireplaces. If you are working on a house where the fireplace was installed before the 1980s, there is a risk that asbestos could have been used within the lining system of the chimney. It is also sometimes found in the insulation panels around a fireplace. If you suspect there may be asbestos lurking in your chimney, do not attempt to deal with it yourself – call in the professionals to remove and dispose of it safely.
If you live in an older property you should be aware than some chimney breasts contain asbestos(Image credit: Getty Images)
How much does chimney breast removal cost?
The cost of this job is usually one of the main deciding factors for homeowners considering the project.
What you end up paying will very much depend on whether or not you are removing just the breast, or the chimney stack, as well as what load-bearing role the structure is currently performing.
"The cost and timeframe depend on the size of the chimney, the number of floors in the building, the complexity of the structure, and the need to reinforce the floors," further explains Constantine Anest.
Checkatrade put the job of removing a chimney breast (leaving the stack intact) at an average cost of £2,500. However, when it comes to chimney stack removal costs, you will be looking at considerably more.
"Removing a chimney breast on one level can be anything from £2,500 up to £4,000," advises Farook Member. "If it is being removed on several levels, along with the stack on the roof, the expense can be upwards of £6,000. Full demolition can take anything from one to two weeks, depending on the size and finishes."
What are the disadvantages of chimney breast removal?
Costs aside, there are a few other drawbacks to be aware of.
It is worth bearing in mind that, should you come to sell on at some point, many buyers will view an original fireplace as a highly desirable feature.
Then there is the fact that this is a job that causes a fair amount of mess and, if done incorrectly could cause serious damage to a property.
"Removing a chimney can weaken the structure, require floor reinforcement, and affect ventilation," points out Constantine Anest. "Old houses often have unexpected issues too, such as asbestos or hidden cavities. Plus, without input from a structural engineer and, in some cases, the necessary permits, this can lead to legal complications, especially when selling the house."
FAQs
Do you need planning permission to remove a chimney breast?
Being an internal alternation, there is usually no need to seek planning permission approval in order to remove a chimney breast.
"It is unlikely you'll need planning permission unless you are removing the external stack as well and you live in a conservation area," explains Paula Higgins. "If you live in a listed building then you will likely need consent and if you are a leaseholder you will need to seek permission."
If you are keen to open up your floorplan to improve flow and natural light, it is also worth looking into knocking down internal walls.
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Natasha was Homebuilding & Renovating’s Associate Content Editor and was a member of the Homebuilding team for over two decades. In her role on Homebuilding & Renovating she imparted her knowledge on a wide range of renovation topics, from window condensation to renovating bathrooms, to removing walls and adding an extension. She continues to write for Homebuilding on these topics, and more. An experienced journalist and renovation expert, she also writes for a number of other homes titles, including Homes & Gardens and Ideal Homes. Over the years Natasha has renovated and carried out a side extension to a Victorian terrace. She is currently living in the rural Edwardian cottage she renovated and extended on a largely DIY basis, living on site for the duration of the project.
