Chimney Breast Removal Cost

How Much Does Chimney Breast Removal Cost?

Trying to find out how much it costs to remove a chimney breast?

On average, you can expect to pay between £1,200 and £3,500, depending on what you need done. The exact price you're quoted will depend on the extent of your chimney removal, whether that's just removing the chimney breast or stack alone versus taking out the entire chimney breast and stack.

Which chimney breast removal service do you need?

Remove chimney stack

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Remove ground floor chimney breast

1 votes - 20%20% of votes

Remove first-floor chimney breast

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Remove chimney breast (without stack)

1 votes - 20%20% of votes

Remove entire chimney (breast and stack)

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The cost to remove an entire chimney without the stack is, on average, around £2,200 to £2,400, and the average price for removing the entire chimney stack with the breast is around £3,000 to £3,500. Removing the stack alone is a cheaper job as structurally it's less complex.

Removing a masonry chimney breast is major structural work and should be carried out by an experienced chimney specialist. If any part of the chimney remains above, a structural engineer should specify how it will be supported.

Depending on the size of your chimney, more than one contractor may be required to complete the job effectively, which can increase the overall cost.

Chimney Breast Removal Price List

Below is a table listing the different types of chimney breast removal jobs and the prices you can expect to pay for each job type.

We have also included duration estimates for each of these jobs. However, these can vary depending on the number of people who are working on the job and the complexity of the job at hand:

Cost of Chimney Removal by Job Type

Where you are removing the chimney from and how much of it you want to be removed are two of the main cost drivers for this project.

Ground Floor Chimney Breast Removal Cost

Removing a chimney breast from the ground floor only usually costs around £1,500 to £1,750. This is a popular option for homeowners who want to create more living space downstairs without removing the full chimney above. Even though only the lower section is being taken out, the remaining chimney masonry will still need to be safely supported, which is why structural calculations are often required when removing chimney breasts downstairs only.

First-Floor or Bedroom Chimney Breast Removal Cost

Removing a chimney breast from a first-floor room or bedroom usually costs around £1,750 to £2,000. This is often slightly more expensive than a ground floor removal because access can be more difficult and additional support may be needed for the chimney structure above or below. The final price will also depend on how much making good is required afterwards.

Chimney Stack Removal Cost

Removing the chimney stack from the roof alone typically costs around £1,200 to £1,400. This usually involves taking down the part of the chimney that sits above the roofline and making the roof good afterwards. Costs can rise if scaffolding is needed, access is awkward, or extra roofing work is required once the stack has been removed.

Full Chimney Breast and Stack Removal Cost

If you want to remove the entire chimney breast and stack, you can expect to pay around £3,000 to £3,500. This is the most expensive option because it involves demolition across multiple parts of the property, structural support, waste removal, and repairs to the roof, ceilings, and walls once the chimney has been taken out.

Cost to Remove a Non-Structural or False Chimney Breast

If the chimney breast is non-structural, such as a false chimney breast built from studwork and plasterboard, removal can cost as little as £900 to £1,300. This is usually cheaper than removing a traditional masonry chimney breast because less demolition, support work, and waste disposal are involved.

Fireplace Removal Cost

Removing a fireplace alone usually costs around £300 to £800, depending on whether you are removing just the fire surround and hearth or also blocking up the opening afterwards, for example if you are moving the fireplace elsewhere in the room. This is much cheaper than chimney breast removal because it often does not involve structural demolition, although costs can rise if plastering, rewiring, or gas disconnection is needed.

If a gas fire is installed, a Gas Safe registered engineer must disconnect the appliance before removal.

Labour Cost of Removing a Chimney Breast

Labour costs and timescales depend on your location, the difficulty of the job, and how much of the chimney is being removed.

• Day rate — The average labour cost is around £200 to £300 per day for each tradesperson.
• Team size — Chimney breast removal often requires two or more tradespeople so demolition and temporary support can be managed safely and efficiently.
• Quote breakdown — The total is usually quoted as one sum, but you can ask for an itemised breakdown to see how much is going towards labour.
• Location — Labour in London can cost around £30 to £70 more per person per day than in the north and other parts of the UK.
• Timescale — Removing the stack alone, one floor of chimney breast, or the whole chimney can take between 1 and 4 days on average.

Do I need a structural engineer for chimney breast removal?

A structural engineer is normally needed if any part of the chimney will remain or the removal changes structural support. They will assess the property and design an appropriate solution, which may use steel beams or, where suitable and accepted by building control, gallows brackets. The calculations should be included with the building regulations application before work starts.

How much does a structural engineer for chimney breast removal cost?

If structural support is needed, you will also have to consider structural engineer fees. Structural calculations will take around 1 to 3 days and cost £250 to £600.

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Factors That Impact Chimney Breast Removal Costs

There are a number of things that can affect the cost of removing a chimney breast, from the type of removal required to the access and support needed to keep the structure safe.

• Type of removal — The price changes depending on whether you are removing a ground floor chimney breast only, removing upper floors too, or removing the chimney stack and breast together. Partial chimney removal can be cheaper, but the remaining chimney may still need structural support.
• Size of chimney breast — Larger chimney breasts involve more demolition work, more waste to remove, and more finishing work afterwards. This can increase both labour time and disposal costs. They will also have higher structural support requirements, leading to higher supply and labour costs for installing an RSJ and padstones.
• Type of chimney — If the chimney is made from a material that's harder to break down, costs will usually be higher than materials that are easier to remove.
• Chimney condition — If the chimney is in poor condition, it might need more time and care to remove. Additional work to repair the area or issues caused by the damaged chimney can add to overall costs.
• Location and local labour rates — Labour costs vary by region, with higher day rates typically seen in London and the surrounding areas. The number of tradespeople required can also affect the total price.
• Property type and chimney position — Costs can vary depending on whether the chimney is on an external wall, a party wall, or part of a shared central chimney system. Flats, terraces, and semi-detached homes may involve additional considerations around access, neighbours, and the Party Wall etc. Act 1996.
• Future use of the space — If you want to install a fake chimney breast in place of your real one, there will be additional material and labour costs to consider.

Additional Chimney Removal Costs

Most of the additional costs associated with chimney removal are related to redecorating the area afterwards.

Additional work may also be required after removal, particularly if walls need plastering and redecoration. Common extra costs include:

• Plastering internal wall — £250 to £400.
• Painting the room — £400.
• Reboarding the ceiling — £250 to £600.
• Levelling the floor — £200 to £500.
• Strengthening or replacing joists — £500 to £1,500.

It is often necessary to replaster and redecorate the entire wall after chimney removal to avoid any visible signs of the removal such as joins, uneven surfaces, or mismatched paint shades.

Overall, making good after chimney removal can add around £1,000 to the total cost.

Hidden Costs of Chimney Removal

Removing a chimney is a complex task that often involves unexpected expenses. These can include unforeseen structural issues, the need for additional safety measures, or the discovery of hidden damage that wasn't apparent during the initial assessment.

• Scaffolding — The average scaffolding hire costs £300 to £400 for this type of work. It may be required if the property is two or more storeys high and the external chimney stack is being removed. Some quotes will have this factored in, so make sure to ask about this.
• Skip hire — The average cost of skip hire is £100 to £200. This may be required for waste disposal, although some quotes will include this in the overall cost.
• Relocating utility lines — If the chimney removal requires moving gas, water, or electrical lines, this can add to the labour duration and cost. Minor electrical rerouting costs £100 to £300 in most cases, but gas pipe adjustment by a Gas Safe registered engineer can cost between £150 and £500.
• Asbestos disposal — If the chimney contains asbestos, additional safety measures and specialist asbestos removal procedures will be required, significantly increasing the overall cost. Small-scale removal can cost between £400 and £1,000, but more significant asbestos disposal can cost up to £3,000.
• Replacing roof tiles — If the external chimney stack is removed, expect to pay around £200 for replacement of 5 roof tiles.

How Much Does Removing a Chimney Breast Save You?

Removing a chimney breast and stack can reduce future maintenance costs, especially if the chimney is no longer in use or has ongoing damp or repair issues. Depending on the type of chimney you remove, you may avoid some of the following costs:

• Chimney sweeping — £60 to £150 per year.
• Chimney liner replacement — £600 to £1,000 every 10 years.
• Chimney leadwork repairs — £350 to £460, or £700 to £920 with scaffolding.
• Penetrating damp repairs — £250 to £650.

These savings won't apply in every case, but chimney removal can reduce ongoing repair and maintenance costs where the chimney is unused, damaged, or causing damp problems.

Other Benefits of Removing a Chimney

The benefits of removing a chimney are not just cost savings on potential repairs and maintenance:

• More space — Removing a chimney breast can free up valuable floor space, especially in smaller rooms. This can allow for more flexible furniture arrangements and better use of the room.
• Improved aesthetics — A chimney breast that is no longer in use can look out of place or dated, especially in non-period properties. Removing it can create a cleaner, more modern look in your home.
• Better insulation — Chimneys can be a source of heat loss in a home. Removing an unused chimney breast and properly insulating the area can improve energy efficiency and reduce heating bills.
• Increased property value — In some cases, removing a chimney breast can increase the value of your property by creating more usable space and improving the overall appearance of the home.

Can I Remove My Chimney Breast?

Many chimney breasts can be removed, but it's important to consider the structural implications and cases where removal might not be feasible.

Removal is usually possible when:

• A structural engineer confirms how any remaining chimney masonry will be supported.
• There are no safety issues, such as suspected asbestos, that need specialist work first.
• There is enough access to demolish the breast and install the designed permanent support.
• The work can meet building regulations and be inspected by building control.

Extra checks or consent may be needed when:

• The work affects a party wall, in which case you may need to serve notice under the Party Wall etc. Act 1996.
• The property is listed, when listed building consent may be required, or the external stack is in a conservation area with local planning controls.
• The chimney stack above cannot be supported safely without more extensive structural alterations.
• Suspected asbestos or connected gas, electrical, or plumbing services need specialist assessment before demolition.

What's Involved in Removing a Chimney Breast?

Removing a chimney breast is extensive work. Removing only the external stack is mainly carried out from outside, although roof repairs and some internal making good may still be needed.

• Isolate any Utilities — Services such as plumbing, gas, and electricity linked to the chimney breast area must be isolated, disconnected, or redirected before starting the removal work.
• Structural Support — If upper chimney sections remain, temporary support must be installed in line with the structural engineer's design before the breast below is removed. It stays in place until the permanent support designed by the structural engineer is installed.
• Insulation and Damp-Proofing — Openings and exposed surfaces must be made weatherproof. Insulation and damp-proofing may also be needed, depending on what the removal exposes and how the area will be finished.
• Clean-Up and Finishing — After removal, clean-up and replastering are needed to prepare walls for redecoration. This can be time-consuming and may increase costs if hiring plasterers or decorators.

Checklist: Hiring a Contractor to Remove a Chimney Breast in the UK

There are several things you may need to consider when it comes to hiring someone to remove your chimney breast.

Here's a list of all of the things that you should think about before making a decision on the right person to take on the job:

• Are they a member of a recognised trade body? The Federation of Master Builders is a respected organisation, and membership can show that they work to certain standards.
• Are they TrustMark registered? This government-endorsed scheme helps you find tradespeople who have been vetted for quality and customer service.
• Will they provide an itemised written quote? Ask for a breakdown of costs so you know what's included and if there are any additional fees.
• Are they experienced? Find out how much experience they have removing chimney breasts, as it has structural implications so needs to be done properly.
• Do they have insurance? Public liability insurance protects you if something goes wrong during the work.
• Do they understand building regulations? Make sure they're aware of any building regulations that need to be followed for chimney breast removal.
• Can they arrange structural calculations if needed? Chimney breast removal often requires steel supports or gallows brackets, so your contractor should understand when a structural engineer is needed.
• Are they Gas Safe registered (if a gas fire is involved)? If the chimney breast contains or connects to a gas appliance, the gas supply must be disconnected or capped safely by a Gas Safe registered engineer.
• Do they have positive reviews or recommendations? Check their MyJobQuote profile to see feedback from previous customers.

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