Removing a chimney breast
Q We are thinking about removing a chimney breast on the ground floor to give more space to our kitchen-diner renovation. The chimney is connected to a gas fireplace, which isn’t in use but still works. What should we do before removing the chimney breast? ANON, YORK
If they’re not providing roaring fires to sit beside, chimneys and fireplaces can be a bit of a nuisance — bulky and, in some cases, downright ugly. So what to do if you want to give yours the boot? For those looking to remove a chimney breast, it’s important to remember there are regulations to consider during the renovation process. Even if yours isn’t in use, it’ll be important to bear the following in mind.
STRUCTURAL ASSESSMENT
Make sure 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.
If you plan on removing 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. If the chimney and the stack are all fully removed, including above roof level, there should be no need for extra structural supports, which your engineer will also confirm.
GAS SAFETY
Remember: any work involving the alteration of a gas appliance or its components has to be undertaken by a Gas Safe Register engineer. After completing the works, a certificate, in accordance with the self-certification scheme, should be issued to the property owner.
BUILDING REGULATIONS
When removing 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.
PARTY WALL ACT
If no party structures are affected by the removal or by any new structural supports (if the stack is only partially removed), there will be no need to serve 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 see if any of the works (including the structural support, if needed) require a notice to be served.
HOW MUCH DOES IT COST?
The cost of removing the chimney breast will be mainly dictated by the structural solution. As a starting point, I would recommend you budget at least £5,000 for this project. If you’re trying to work out a more tailored quote, make sure you’re taking into account the cost of demolition, professional fees, installation of structural steel beams, plus redecoration of the affected areas.
“When removing a chimney, you’ll need to make sure the structural works comply with Part A of UK Building Regulations”