Chimney breast removal is one of the most common structural alterations in London Victorian and Edwardian properties. Removing a ground floor chimney breast and breast above (where the stack is retained) creates floor space, improves room flow in open-plan refurbishments, and unlocks valuable alcove and run-through space.
What Does Chimney Breast Removal Involve?
A Victorian terrace chimney breast typically serves two fireplace positions — ground floor and first floor — with a single chimney stack above. Removal options:
Ground floor chimney breast only (stack retained above): The ground floor breast is removed; the breast and stack above remain. The removed breast must be structurally supported at first floor level — the weight of the breast above now bears on a new steel beam or gallows bracket at first floor joist level.
Both ground and first floor breasts (stack retained above roof): More complex structural work — the stack above roof level remains but both internal breast sections are removed. Temporary propping, two levels of structural support, and more substantial making-good.
Full chimney removal including stack: The entire chimney — breast on both floors and stack above roof — is removed. Requires roof re-felting and tiling around the gap. Building Regulations notification required.
Structural Requirements
Chimney breast removal is structural work — Building Regulations approval is required, and a structural engineer's design must be submitted to Building Control. The engineer specifies:
- The steel beam size and bearing requirements at first floor level
- Any requirements for needle beams or temporary propping during demolition
- Foundation requirements if the stack is being removed (potential for differential settlement)
Party wall obligations may also apply — in a terrace, the chimney breast often serves or abuts the party wall.
Typical Costs in London (2025)
| Scope | Estimated cost |
|---|---|
| Ground floor breast only (structural support, making good, plaster, redecoration) | £3,500–£6,000 |
| Ground + first floor breasts (two-level structural work, making good) | £6,000–£10,000 |
| Full removal including stack above roof | £8,000–£15,000 |
Costs include structural engineer's design, temporary propping, steel beam, plastering/making good, and redecoration of the affected area. Excludes new floor finishes and kitchen/bathroom reconnections if affected.
Party Wall Considerations
In a Victorian terrace, the chimney stack is typically a shared structure. Removal of a chimney breast in a mid-terrace property almost certainly triggers the Party Wall etc. Act 1996. Party wall notices must be served on adjoining owners before work starts.
Building Regulations
A Building Regulations application is required for chimney breast removal. The work must be inspected at key stages — typically when structural support is in place before making good.
rcbGroup
rcbGroup delivers chimney breast removals as part of full refurbishment programmes — managing structural engineer coordination, Building Regulations submission, and the complete works from demolition to decoration.