Many older homes in London were built with fireplaces and chimney breasts. In traditional properties, a chimney breast was used to house the fireplace and flue, helping smoke travel safely from the room up through the chimney stack and out of the building.
Today, many homeowners no longer use open fireplaces. Some want to remove a chimney breast to create more space, improve room layout, install modern heating, open up a wall or make a room easier to furnish.
However, chimney breast removal in London must be handled carefully. A chimney breast can form part of the building’s structure, and removing it incorrectly can cause serious damage to the property.
This guide explains what a chimney breast is, why homeowners remove it, whether Building Control is needed, whether planning permission is required, how much chimney breast removal costs and what to consider before starting work.
What Is a Chimney Breast?
A chimney breast is the part of the chimney that projects into a room. It is usually built from brick or blockwork and forms the visible structure around a fireplace.
In many older homes, chimney breasts run vertically through the property, usually from the ground floor fireplace, through bedrooms above, into the loft and up to the chimney stack on the roof.
A chimney breast may appear to be just a large wall feature, but it can be structurally important. It may support parts of the chimney above, and it may be connected to party walls, floors and roof structures.
This is why homeowners should never treat chimney breast removal as a simple demolition job.
Why Remove a Chimney Breast?
There are several reasons why homeowners choose to remove a chimney breast in London.
The most common reason is to create more usable space. Chimney breasts can take up valuable room, especially in smaller London terraces, flats and period homes.
Removing a chimney breast may help create a better room layout, allow fitted wardrobes, improve kitchen design, open up a living room, make furniture placement easier or support a wider home renovation.
Some homeowners also remove old fireplaces because they are no longer used. Open fires are often inefficient compared with modern heating systems, and many people prefer cleaner, more energy-efficient alternatives.
Common reasons for chimney breast removal include:
Creating more floor space
Improving room layout
Removing an unused fireplace
Modernising an older home
Creating space for fitted furniture
Improving kitchen or bedroom design
Preparing for a full house renovation
Removing damaged or unsafe chimney structures
Installing modern heating or media walls
However, in some traditional homes, keeping the chimney breast may protect the character and resale appeal of the property. The decision should be based on structure, design, cost and the local property market.
Can You Remove a Chimney Breast Yourself?
Chimney breast removal should not be treated as a DIY job.
Although removing bricks may look simple, the real issue is structural support. If part of the chimney remains above the removed section, it must be properly supported. If the work is done incorrectly, it can lead to cracking, movement, collapse, damage to neighbouring properties or Building Control failure.
LABC guidance states that a Building Regulations application will be needed to remove a chimney breast, and structural engineer designs should be submitted to Building Control before work starts. It also advises that a full plans application may be better than a Building Notice because structural calculations need approval before work begins.
For this reason, you should speak with a structural engineer, Building Control and an experienced construction company in London before removing a chimney breast.
DIY may be suitable for minor finishing work after the structural removal has been completed, such as decorating or painting. The main removal and support work should be handled by competent professionals.
Is Building Control Needed to Remove a Chimney Breast?
Yes. In most cases, Building Control approval is needed for chimney breast removal because the work affects the structure of the building.
Chimney breast removal normally falls under structural safety requirements. The remaining chimney, stack, floor, roof and surrounding walls must be supported safely.
Building Control may need to check:
Structural calculations
Method of support
Steel beams or gallows brackets, where appropriate
Load paths
Party wall impact
Fire safety
Ventilation to redundant flues
Making good after removal
Workmanship and completion
Once the work is completed and approved, you should receive a completion certificate or approval documentation. This is important for insurance, future sale and proof that the work was carried out properly.
If you remove a chimney breast without Building Control approval, it can create serious problems when selling or remortgaging the property.
Do You Need Planning Permission to Remove a Chimney Breast?
Planning permission is not normally required to remove an internal chimney breast because it does not usually affect the exterior appearance of the property. The Planning Portal confirms that planning permission is not required for internal chimney breast removal where the exterior is not affected. However, rules may differ if the chimney stack is being removed or the property is in a conservation area.
Planning permission or additional consent may be required if:
You are removing or altering the external chimney stack
The property is listed
The property is in a conservation area
The chimney contributes to the external character of the building
The work changes the roofline
The property has planning restrictions
If your home is listed, listed building consent will normally be needed for major alterations, extensions or demolition affecting the building.
Before starting chimney works in London, check with your local council, especially if your property is older, listed, in a conservation area or part of a terrace.
Party Wall Considerations
If the chimney breast is built against a shared wall with a neighbouring property, the Party Wall etc. Act 1996 may apply.
The Act provides a framework for preventing and resolving disputes relating to party walls, party structures, boundary walls and excavations near neighbouring buildings in England and Wales.
You may need to serve notice on your neighbour before work begins, depending on the structure and method of support.
This is especially common in terraced and semi-detached houses where chimney breasts are built into party walls.
A Party Wall surveyor can advise whether notice is required.
How Much Does Chimney Breast Removal Cost in 2026?
The chimney breast removal cost depends on the size of the chimney breast, number of floors affected, structural support required, whether the chimney stack remains, access, waste removal, making good, plastering, decoration and Building Control requirements.
Checkatrade’s 2026 chimney removal guide lists chimney breast removal where the stack remains at around £2,500, average chimney stack removal at around £1,800, non-load-bearing chimney breast removal at around £500, labour at around £260 per day, and typical project duration around 5 to 8 days.
MyJobQuote’s 2026 guide also gives the average chimney breast removal cost at around £2,500, with the job usually taking 1 to 4 days depending on complexity.
| Chimney Removal Item | Typical 2026 Cost Guide |
|---|---|
| Non-load-bearing chimney breast removal | Around £500 |
| Chimney breast removal, stack remains | Around £2,500 |
| Average chimney stack removal | Around £1,800 |
| Chimney stack removal per metre | Around £300 per metre |
| Labour cost | Around £260 per day |
| Making good after removal | Around £180 per chimney breast |
| Typical project duration | Around 1 – 8 days, depending on scope |
These are guide prices only. London projects may cost more depending on access, parking, property age, waste removal, structural complexity and finishing requirements.
Chimney Breast Removal Cost by Location
The cost may change depending on where the chimney breast is being removed.
| Work Area | Cost Impact |
| Ground floor chimney breast only | Medium cost |
| First floor chimney breast only | Medium to higher cost |
| Ground and first floor chimney breast | Higher cost |
| Chimney breast plus chimney stack | Higher cost |
| Full chimney removal from room to roof | Highest cost |
| Listed building or conservation area | Higher professional and approval costs |
Removing a chimney breast from only one room can be more complicated than removing the full chimney because the remaining structure above must be safely supported.
What Affects Chimney Breast Removal Cost?
Several factors affect the final cost.
1. Structural Support
The most important cost factor is structural support. If the chimney stack or upper chimney breast remains, it must be supported properly.
This may require steel beams, gallows brackets or another structural solution designed by an engineer and accepted by Building Control.
Not every property is suitable for gallows brackets. The condition and thickness of the party wall, chimney size and local Building Control requirements can all affect what support method is allowed.
2. Number of Floors
Removing a chimney breast from one floor is usually cheaper than removing it from multiple floors.
However, removing only the lower section can sometimes require more careful support because the upper chimney remains in place.
3. Making Good
After the chimney breast is removed, the wall, ceiling and floor must be repaired.
This may include plasterboarding, plastering, skirting, flooring repairs, decorating, ceiling repairs and matching existing finishes.
4. Waste Removal
Chimney breast removal creates heavy rubble, bricks, soot and dust. Waste must be removed safely and disposed of correctly.
Skip hire, rubble sacks, labour and site protection should be included in the quote.
5. Access and Dust Protection
Chimney removal is messy work. Dust protection, floor coverings, sealed work areas and careful site management are important, especially in occupied homes.
London access, parking restrictions and material removal routes can also affect the cost.
6. Professional Fees
You may need to budget for a structural engineer, Building Control application and possibly a Party Wall surveyor.
| Professional or Approval Cost | Why It May Be Needed |
| Structural engineer | To design support and provide calculations |
| Building Control fee | To approve and inspect structural work |
| Party Wall surveyor | If the work affects a shared wall |
| Architect or designer | If part of a wider renovation |
| Listed building specialist | If the property is listed |
Safe Steps for Chimney Breast Removal
The safe process for chimney breast removal should be planned before any demolition begins.
1. Get a Structural Assessment
A structural engineer should inspect the chimney breast and design the correct support method.
2. Check Building Control Requirements
Contact Building Control or an approved inspector before work starts. Submit structural calculations and drawings where required.
3. Check Party Wall Requirements
If the chimney breast is on a shared wall, check whether the Party Wall Act applies.
4. Check Planning or Listed Building Restrictions
If you are removing a chimney stack, changing the exterior or working on a listed building, check planning requirements before starting.
5. Isolate Services
Any gas, electrical, heating or fireplace connections must be safely disconnected by competent professionals.
6. Protect the Work Area
The work area should be sealed and protected to reduce dust spreading through the home.
7. Remove the Chimney Breast Carefully
The chimney breast should be removed in a controlled way, usually brick by brick, following the engineer’s method.
8. Install Structural Support
Any steelwork, gallows brackets or structural supports must be installed according to the engineer’s design and Building Control requirements.
9. Make Good the Wall, Floor and Ceiling
After removal, the room must be repaired, plastered, decorated and finished properly.
10. Obtain Completion Documentation
Keep Building Control certificates, structural calculations, invoices, photographs and any Party Wall documents for your property records.
Things to Consider Before Removing a Chimney Breast
Before removing a chimney breast, think carefully about the impact on the property.
Important considerations include:
Is the chimney breast structural?
Is the chimney shared with a neighbour?
Will the stack remain above?
Is the property listed or in a conservation area?
Will Building Control approval be needed?
Will Party Wall notice be required?
How will the remaining chimney be ventilated?
Will damp or condensation become an issue?
How will the floor, wall and ceiling be made good?
Will removing it affect the character or value of the property?
A redundant chimney should usually be ventilated to help avoid condensation and damp within the remaining flue.
Cost of Removal
If you are going to remove your chimney, it does not always mean that you will need to remove everything from top to bottom. In addition to the fact that such a job would be a monstrosity, it would also be extremely costly, and extensive design would likely be needed. Thus, instead of removing key sections, most companies will simply modify the existing structure. The cost to remove a chimney breast is much more than you expect.
The price of your chimney removal varies according to how comprehensive the removal process is.
It is estimated that it will cost around £900 to £1700 to remove only a chimney stack. As a general guideline, the cost of removing a fireplace downstairs will be about £1500 to £2000, while the cost of removing a fireplace on the first floor will be between £1600 and £2100.
Does Removal of Chimney Breasts Devalue the House?
chimney breasts play a key role in establishing a traditional ambience, which is very appealing to buyers who want a home with a traditional feel. In older homes, removing the chimney breast makes the property significantly less appealing to potential buyers. In addition, the value of the house could drop, and you may not be able to sell it as quickly.
There are some circumstances where you can create more space by taking out chimney breasts if you live in a less traditional house, which will, in turn, increase the chances of it being sold at a higher price. To gauge what is right for the local market, it is important to look at what has happened in similar nearby properties. Keep building reports and surveys that prove that you have followed all local authority requirements if you are removing a chimney breast
Bottom Line
removing a chimney breast can be considered a good initiative towards making your space vast. However, the cost and labour involved may be tiring. You will have to consider many aspects so that it goes well. Slight negligence when removing a chimney breast can lead to disasters. Therefore, it is advisable to consider hiring a professional architect or engineer for this purpose.
