If you own an older property, there’s a good chance you have a chimney that no longer serves its original purpose. With central heating and modern heating systems replacing open fires, more homeowners are considering chimney breast removal.
Removing a chimney can free up space, prevent damp issues, and improve energy efficiency. However, it’s a structural project, and costs vary significantly depending on scope, access, and building regulations.
This guide brings together realistic pricing ranges, compliance considerations, hidden extras, and guidance on briefing a builder for an accurate quote.
To learn more about removing or repairing your chimney, read our ultimate guide.
Why consider a chimney breast removal?
Every homeowner has a slightly different reason for considering chimney removal. In some cases, it’s a practical decision; in others, it’s about comfort, aesthetics or long-term maintenance.
Reclaiming space
In many older properties, particularly Victorian terraces and pre-war homes, chimney breasts can occupy a surprising amount of floor space. In a small bedroom or living room, those lost inches along a wall can make the difference between fitting standard furniture or resorting to made-to-measure options.
Removing the chimney breast can unlock new layout possibilities, allowing homeowners to install fitted wardrobes, create alcoves or shelving, and make rooms feel wider, cleaner and more usable. If you’re renovating for resale, the reclaimed space can also increase perceived room size – something buyers tend to notice.
A deteriorating chimney stack
While the internal chimney breast impacts space, the roof-mounted chimney stack affects safety and weatherproofing. Over time, weather exposure can cause mortar to crumble, bricks to crack and the stack to lean. A failing chimney stack can lead to:
- Water ingress and damp patches.
- Loose brickwork is becoming a falling hazard.
- Roof damage caused by movement.
If the chimney is no longer needed, taking it down can be the most sensible long-term option.
The fireplace is unused
Many modern households rely on gas central heating, underfloor systems or heat pumps rather than traditional fireplaces. Even when unused, an open or unsealed chimney can still pull heat from the home through natural draught, making rooms feel colder and increasing heating bills.
Removing the chimney – or even just sealing and insulating it, can help improve thermal efficiency and comfort.
Escalating repair and maintenance costs
Like any structural element, chimneys need periodic care. Work such as repointing, flue lining, replacing pots or caps, repairing damaged flashing, or addressing damp staining can add up quickly. If repairs become frequent or costly, particularly in older homes, full or partial removal can offer a cost-effective alternative.
Long-term practical value
For many homeowners, the decision ultimately comes down to value rather than urgency. If a chimney serves no purpose, takes up space, and requires maintenance, removal may make financial sense in the long run. While the upfront cost can feel significant, the benefits – increased usable space, improved energy efficiency, reduced future repair bills and a cleaner layout, can outweigh the investment.
While removing a chimney offers multiple benefits, it’s worth considering the impact on character, especially in older homes. Period features such as Victorian fireplaces or inglenook hearths are often seen as desirable selling points, particularly in heritage or pre-war properties. These architectural details can contribute to a sense of authenticity and charm, and buyers looking for traditional homes may perceive their removal as a loss of originality. Removing a fireplace could even reduce the property's value or narrow its appeal. Before committing to permanent alterations, it’s sensible to weigh space gains and modern practicality against long-term resale potential and the home's character.
If you're looking for a builder to give you a quote on chimney removal, you can find trusted builders with the FMB that are vetted and inspected. Enter your postcode below to get a head start.
Chimney breast removal costs, labour, and timescale
Removing a chimney breast is a significant structural undertaking. It typically involves demolition of internal masonry, installation of supports, if required, finishing, including plastering and decoration, and disposal of materials. These all incur costs for labour, materials, and time.
Several other factors can significantly influence the overall cost of removing a chimney breast, and it’s essential to understand them before comparing quotes. Location plays a major role – labour rates in London and the South East are typically higher than in other regions, which means the same job can cost hundreds of pounds more.
The complexity of the structure is another key factor; removing a single chimney breast on the ground floor is generally far simpler than removing a two-storey breast supporting a chimney stack, which may require structural steel beams (RSJs), temporary support props or scaffolding.
The condition of the existing chimney can also impact the price; for example, crumbling brickwork, hidden voids, or the presence of asbestos or flue liners can add time, materials and specialist labour.
Finally, the quality of finish you expect affects the cost – some builders will quote for plaster-ready walls, while others include painting, flooring repair, or skirting reinstatement. Premium finishes and building control compliance will naturally cost more, but they also tend to result in a safer, cleaner and more durable outcome.
| Job scope | Estimated timescale | Labour and cost estimate* | Materials cost estimate** | Notes |
|---|---|---|---|---|
| Single room, ground floor, chimney breast removal | 2 days | £1,224 | £600-£1,300 | No stack removal, minimal structural support |
| Two-storey removal (ground and first floor) | 4-5 days | £3,060 | £1,200-£3,000 | Likely RSJ beam and plastering |
| Full removal including stack (internal and external) | 7+ days | £5,130 | £2,000-£5,000 | Structural, roof access, and scaffolding |
* Prices from FMB member, Aspect.
** Prices from FMB member, Rooftec (Scotland) Ltd - includes materials and finishing.
Labour costs
FMB member Aspect lists a half-hourly rate of £38.25 + VAT for non-structural building work on their website, including the removal of a chimney breast. For more complex structural or roof-connected work, such as rebuilds or chimney stack removal, costs for labour are from £42.75 + VAT per half hour.
Hidden costs and issues to consider
Chimney breast removal sounds straightforward, but many hidden issues can impact cost:
Structural engineering and building control
Removing a chimney is generally considered a structural alteration under building regulations, so you’ll need approval, drawings and possibly an independent inspector. Expect budgets of £200 for a small, simple chimney removal.
Planning permission is not usually required unless you live in a listed or conservation-area building, or it’s a shared chimney in a party wall. In this case, you may need to comply with the Party Wall etc Act 1996 and cover the neighbour’s rights and legal costs.
Failure to obtain required approvals may invalidate home insurance or complicate future sales.
Asbestos risk
Older flue linings or fire-backs may contain asbestos. Exposure to asbestos fibres can lead to severe lung problems and other health issues, so safe removal is essential. Safe removal and disposal require licensed contractors and may add £175-£350 per m² to the job.
The UK government’s 'Asbestos in your home' page gives guidance on the disposal and handling of asbestos.
Scaffolding and waste disposal
Scaffolding for roof access and skip hire can significantly increase your budget, with scaffolding alone costing around £400 per day, depending on the property's height and access.
Roof and finishing works
Once the stack or breast is removed, the roof or wall must be made good with membrane, tiles, plastering, and decor. These finishing work costs can easily mount up, and should be itemised on your quotes.
How to brief a builder and compare quotes
Getting a fair quote means providing a clear brief and comparing like-for-like. Use our checklist as a guide:
Quote checklist:
Scope checklist
- Specify exactly what you want removed: breast only, stack only, or both.
- Clarify finish required (plastered and ready for decorator, or simply made good).
- Confirm waste removal and clean-up responsibilities.
Evidence and documentation
- Provide photos of the chimney inside and outside.
- Share floor plans if available.
- Include any survey or structural reports you have.
Quote
- Labour
- Materials (RSJ/steel, membrane, tiles)
- Scaffolding and skip hire.
- Building control and inspections.
- Finishing (plastering, decorating).
Timescales and access
- Estimate job duration.
- Ask how they will handle dust, site protection, and neighbour access.
- Confirm start date and disruption expectations.
Removing a chimney breast or stack can be a worthwhile investment, whether your goal is to create extra space, improve energy efficiency, or eliminate recurring repairs. Understanding the costs puts you in a stronger position when speaking to builders.
With the proper planning, professional support, and compliance checks in place, chimney removal can deliver a long-term improvement to both how your home works and how it feels to live in.
Ready to get a quote?
If you want to get moving with your chimney removal, it's time to get some quotes in. Search for local builders and roofers near you and get in touch for a quote. All of our members are vetted and their work has been inspected, so you can be sure of a good job.