Cost of Chimney Breast Removal

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

You can expect to pay between £1200 to £3500 depending on how much of the chimney and chimney breast removal you'd require.

But there's more!

In this price guide, we look at all chimney removal costs for all types of houses and chimneys, as well as looking at removing chimney breasts downstairs only. We discuss labour fees, timeframes and additional jobs you may incur.

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We've got you covered there too! Take a look at our local chimney experts who will be happy to give you a free quote.

Need more details? Read our complete chimney removal cost guide below...

How Much to Remove a Chimney Breast?

Removing a chimney breast is something homeowners might be interested in doing during a remodel of the home.

It is, however, a very large job and is the type of project that should be performed by a professional contractor.

The chimney breast is just a small portion of the entire chimney. This removal will most likely be done in the living room area where most chimneys are located and may also extend into the loft.

Do you need to hire a professional?

For such reasons, you are going to find that hiring a contractor who has the proper equipment, extensions and knowledge of how to remove a chimney breast is essential.

Depending on the size of the chimney, more than one contractor may be required to complete the job effectively.

What will the overall costs depend on?

The costs involved with removing a chimney breast will vary depending on whether or not you’re looking to remove the entire chimney. It will also depend on whether you are removing the chimney breast alone or whether you are removing the chimney stack as well as the breast.

Let's take a look at specific costs...

The cost to remove an entire chimney without the stack is on average around £2200-£2400, and the average price for removing the entire chimney stack with the breast is around £3000-£3500.

Chimney Breast Removal Prices

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

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:

Additional Costs

Several additional costs may arise when it comes to removing a chimney breast. Below is a list of some of the additional costs that you may need to think about when it comes to removing your chimney breast:

• Scaffolding hire cost: £3000-£4000
• Skip hire cost: £100-£200
• Plastering: £70-£200

You should consider the cost of materials required to decorate after the job is complete.

If you're thinking of hiring a painter and decorator to carry out the re-decorating work for you, then you can expect to pay them around £8-£15 on average per hour.

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Labour Costs and Timescales

The cost for labour for this type of job will vary depending on your location, the difficulty of the job, and the extent of the job at hand. The average cost for labour on a chimney breast removal is around £200 to £300 per day for each tradesperson.

This type of job usually requires at least two tradespeople for efficient and safe completion.

The price you pay for a chimney breast removal will usually have all of the costs together in one sum. However, you can ask for a breakdown of the expenses on your quote, so that you know how much you are paying towards the labour of the job.

Those based in the London areas can expect to pay around £30 to £70 more on average per day for the cost of labour than those based in the North or other parts of the UK.

Depending on the type of job (whether you’re looking to remove the chimney stack alone, just the chimney breast on the ground floor, an entire chimney breast etc.), it can take anywhere between 1-4 days on average to complete.

Cost Factors of Removing a Chimney Breast

There are a number of things that can affect the cost of removing a chimney breast.

Below you will find a list of several cost affecting factors that may alter the overall price you pay to have your chimney breast removed:

Type of Removal

The type of removal can affect the overall cost of removing your chimney breast. If you are looking to get your ground floor chimney breast removed alone then this will cost around £1500-£1750 whereas the cost to remove the entire chimney breast and stack, then this will cost about £3000-£3500.

Size of Chimney Breast

The size of the chimney breast will affect the cost that you’re going to pay to have it removed. A larger chimney breast will take longer in total to remove than a smaller one, and so this will end up costing more.

Scaffolding Use

If scaffolding is required to complete the job, then you can expect the job to cost a lot more. On average, scaffolding hire is going to add costs of around £3000-£4000 more on to the total cost of the job.

Location of Property

The location of your property can affect the overall cost that you’re going to pay for the job. Those based in the London areas can expect to pay around £30-£70 more on average per day for the cost of labour than those based in the North or other parts of the UK.

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What's Involved in Removing a Chimney Breast?

Removing a chimney breast is an extensive and challenging job that requires a lot of work. External chimney stack removal is typically completed outside of the home and, therefore, will not cause any damage to the internal decorations.

Removing the internal chimney breast, however, will create a lot of mess. A lot of dust and debris will fly away during the process, and so the room should be protected accordingly.

Also remember that any plumbing, gas, and electrical services that link up to the chimney breast should be isolated and altered before the job can begin.

If the upper sections of the chimney are going to remain, then these will need to be held up with Strongboy steel wall supports before you can begin to remove the chimney breast below.

This support will need to be kept in place before a new permanent fixed support is put in place. The permanent support will need to be designed by a qualified structural engineer.

You may also need to remove the chimney stack. In some cases, this part of the chimney may be part of a shared central chimney system. With this in mind, you may need to adhere to the 1966 Party Wall Act. This will make the overall job more complex, and it will take longer to complete, which can add on some considerable costs.

Once the chimney has been broken down and removed, you will need to clean up the mess and re-plaster the wall ready for re-decorating. Removing a chimney generates a lot of dust and debris, and so this part of the job can take a long time. If you are employing a plasterer or decorator, then this will also add some extra costs on to the overall price of the job.

Along with structural support, you will also need to have appropriate insulation fitted, and the area will need to undergo damp-proofing. These costs are usually included in the overall price; however, this can vary depending on the type of materials that are used and the complexity of the job. The type of materials that you choose will likely depend on your specific needs and your budget.

Can I Remove a Chimney Breast Myself?

Removing a chimney breast is a difficult job that affects the structure of your home. It requires more than one person to effectively and safely complete the job.

With this in mind, it is not recommended that you take on the task of removing a chimney breast yourself. Instead, you should hire a qualified and experienced set of tradespeople to carry out the work for you.

Each individual part of the job should be carried out by a qualified and experienced tradesperson, and they should adhere to all of the building regulations and health and safety requirements.

Planning Permission for Removing a Chimney Breast

Planning permission for removing a chimney breast is only likely to be needed if your building Is a listed building or if it is located within a conservation area.

However, it is advisable to contact your local council who will provide further information on whether or not you will need planning permission for your particular chimney removal job.

Building Regulations for Removing a Chimney Breast

There are building regulations that you need to take into consideration when it comes to removing your chimney breast.

The building regulations require that the building is structurally stable after the chimney has been removed. You will need to adhere to building regulations which ensure that the home Is safe and stable after the work has been carried out.

It is recommended that you contact your local council who will provide accurate information on the type of building regulations that you need to adhere to for your particular type of chimney removal.

Hiring Someone to Remove a Chimney Breast Checklist

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

• Be sure to get the quote in writing so that you know exactly what you can expect to pay once the chimney breast removal is complete.
• Always obtain at least three separate quotes for the job so that you can ensure you’re getting a reasonable price.
• Ask for a breakdown of costs on the quotes so that you can be certain that you’re getting a fair price for each different element of the job.
• For any payments you make, always get a receipt.
• Ask around for recommendations on good contractors in your local area.
• Find out what materials the contractor will be using for their work – you don’t want to skimp out on quality to save a bit of money upfront. This may result in you having to spend more on repairs in the future.
• Find out how much experience the contractor has of removing chimney breasts.
• Ensure that the contractor knows of any building regulations that need to be followed.
• Ensure that the contract has adequate safety equipment for the job.
• Find out if the contractor has any insurance against damage to themselves or your home during the process of the job.

FAQs

Sources

http://hyltonchimneys.co.uk/wp-content/uploads/2013/06/Charnwood-Chimney-Stack-Removal.pdf