How Much Does Chimney Removal Cost in 2026?
Chimney breast removal cost is £1,500 to £5,000 depending on how many floors are involved. Chimney stack removal cost adds £1,000 to £2,500 on top, bringing full chimney removal to £3,000 to £6,000. Budget for a structural engineer, Building Control, and Party Wall surveyor fees on top.
£1,500+
Breast (1 floor)
£3,000+
Full removal
£300+
Engineer report
3–5 days
Typical duration
Prices updated April 2026 · Based on industry data and contractor submissions.
Structural work - professional support required.Chimney removal requires a structural engineer's report, Building Control approval, and (for shared walls) a Party Wall agreement. Never remove a chimney breast without professional guidance - unsupported chimney breasts above can collapse through the ceiling.
Chimney Breast Removal Cost and Stack Removal Prices
What does chimney removal cost? These are the building work costs - professional fees (structural engineer, Building Control, Party Wall) are listed separately below.
Chimney breast removal (one floor)
Ground floor or first floor, including support
£2,250
£1,500 – £3,000
Chimney breast removal (two floors)
Both floors, including support steelwork
£3,750
£2,500 – £5,000
Chimney stack removal (from roof)
Stack taken down, roof tiled over
£1,750
£1,000 – £2,500
Full removal (breast + stack)
Complete chimney removed from property
£4,500
£3,000 – £6,000
Prices based on industry data. Actual costs depend on chimney size, access, structural complexity, and your location.
Structural Engineer and Professional Fees
Chimney removal involves mandatory professional fees on top of the building work. These are not optional - you need all of them before work can start.
| Fee | Typical Cost |
|---|---|
| Structural engineer report | £300 – £600 |
| Building Control application | £250 – £400 |
| Party Wall surveyor | £700 – £1,500 |
| Party Wall Award (agreed) | £0 |
For a chimney on a party wall, the total professional fees can add £1,250–£2,500 to the project (engineer + Building Control + Party Wall surveyor). If the chimney is not on a shared wall, you save the Party Wall costs entirely.
Additional Costs to Budget For
Beyond the removal work and professional fees, here are the extras that can affect your final bill.
| Item | Typical Cost |
|---|---|
| Scaffolding (stack removal) | £500 – £1,000 |
| Making good (per room) | £300 – £800 |
| Skip hire (rubble removal) | £180 – £350 |
| Asbestos survey (if suspected) | £150 – £300 |
| Asbestos removal (if found) | £500 – £2,000 |
Chimney Removal Costs by Region
Chimney removal prices vary by region, driven by labour costs and local demand. These are average prices for a single-floor chimney breast removal (building work only, excluding professional fees) by area.
| Region | Average Cost | vs National |
|---|---|---|
| London | £4,200 | +24% |
| South East | £3,700 | +9% |
| East of England | £3,600 | +6% |
| South West | £3,500 | +3% |
| Midlands | £3,400 | Average |
| Yorkshire | £3,000 | -12% |
| North West | £3,100 | -9% |
| North East | £2,800 | -18% |
| Scotland | £3,000 | -12% |
| Wales | £2,900 | -15% |
Based on industry data. Single-floor chimney breast removal, building work only. Professional fees are additional.
How to Get Your Chimney Removal for Less
Chimney removal is not cheap, but there are ways to keep the total cost down without cutting corners.
Get at least 3 quotes from structural demolition specialists
Chimney removal is specialist work that varies hugely in price depending on the contractor. Getting three quotes lets you compare not just the price but what each one includes — some will factor in scaffolding, skip hire, and structural support, while others leave those as extras. Written quotes also protect you if costs creep up during the job.
Combine chimney removal with a loft conversion to share scaffolding costs
If you are planning a loft conversion and the chimney runs through the loft space, removing it at the same time saves on scaffolding (£500–£1,000) and means the builder only needs to set up once. The structural engineer can design the chimney support and the loft conversion steelwork in one report, which may also save on fees.
Talk to your neighbour early to avoid Party Wall costs
If the chimney is on a party wall, your neighbour can agree to the work informally with a simple letter. If they do not agree, you both need surveyors - which costs £700–£1,500 per neighbour, at your expense. The Party Wall etc. Act 1996 sets out the full process. A friendly conversation and a clear explanation of the work before you serve the formal notice can save you a significant amount.
Remove the breast only and leave the stack if budget is tight
If your main goal is to free up room space, you can remove the chimney breast and leave the stack on the roof. This is cheaper (£1,500–£3,000 vs £3,000–£6,000 for full removal) and avoids the cost of scaffolding and roof work. The stack can be removed later if needed.
Get the structural engineer report before getting builder quotes
Having the structural engineer's report in hand before you approach builders means every builder is quoting on the same specification. Without it, builders have to estimate the structural work, which leads to vague quotes and surprise costs. The £300–£600 spent on the report upfront gives you accurate, comparable quotes.
Check for asbestos before the builder starts
Older chimney flues can contain asbestos liners. If the builder finds asbestos during demolition, work stops until a licensed asbestos removal contractor clears it - which delays the job and costs £500–£2,000 extra. Getting an asbestos survey done beforehand (£150–£300) avoids nasty surprises and keeps the project on schedule.
What to Expect: The Chimney Removal Process
From first survey to finished room, here is how a typical chimney removal works.
- 1
Structural engineer survey
A structural engineer inspects the chimney, checks the walls, and produces a report specifying the support needed - usually gallows brackets or a steel beam. This report is submitted to Building Control and given to your builder. You must get planning permission if your property is listed or in a conservation area. Allow 1–2 weeks for the report.
- 2
Building Control and Party Wall
Submit your Building Regulations application. If the chimney is on a party wall, serve the Party Wall notice on your neighbour. Your neighbour has 14 days to respond. If they agree, work can proceed. If not, surveyors are appointed. Allow 2–8 weeks for this step.
- 3
Preparation
The builder clears and protects the room. If the stack is being removed, scaffolding goes up. Dust sheets go down, and the builder checks for any hidden services (gas pipes, electrical cables) inside the chimney breast.
- 4
Removal and structural support
The chimney breast is taken down carefully, working from the top. The structural support is installed exactly as specified by the engineer. Building Control inspects the steelwork before it is covered up. This is the critical stage - get it wrong and the chimney above can drop.
- 5
Making good and sign-off
The ceiling, walls, and floor are repaired. Plastering, patching, and redecorating bring the room back to a finished state. Building Control does a final inspection and issues a completion certificate. Keep this - you will need it when you sell.
Frequently Asked Questions
How much does it cost to remove a chimney breast?
Removing a chimney breast on one floor costs £1,500–£3,000. Removing it on two floors costs £2,500–£5,000. These prices include the structural support (gallows brackets or steel beam), rubble removal, and making good the ceiling and floor. They do not include the structural engineer's report (£300–£600), Building Control fee (£250–£400), or Party Wall surveyor costs if applicable.
How much does it cost to remove a chimney stack?
Removing a chimney stack from the roofline costs £1,000–£2,500 including scaffolding, taking down the brickwork, and tiling over the gap. If the stack is large or in poor condition, the price is at the higher end. This is often done at the same time as breast removal - combining the two saves on scaffolding costs.
Do I need a structural engineer for chimney removal?
Yes. A structural engineer must design the support that holds up the remaining chimney structure once the breast is removed. The engineer produces calculations and drawings that Building Control will inspect against. The report costs £300–£600 and is a legal requirement - not optional. Never start chimney removal without this report.
How long does chimney removal take?
A single-floor chimney breast removal takes 2–3 days. Two-floor removal takes 3–5 days. Full removal including the stack adds 1–2 days. Making good (plastering, flooring, decorating) adds another 1–3 days depending on the scope. The structural engineer's report and Building Control application need to be in place before work starts, which adds 2–4 weeks of lead time.
What is a gallows bracket?
A gallows bracket is a steel support fitted in the ceiling void to hold up the chimney breast on the floor above once the breast below has been removed. It transfers the weight of the remaining chimney to the party wall or structural walls. The bracket is specified by the structural engineer and must be installed exactly as designed. It is hidden inside the ceiling, so you will not see it once the work is finished.
Can I remove a chimney breast without my neighbour's permission?
If the chimney is on or near a shared party wall, you must serve a Party Wall notice on your neighbour before starting work. Your neighbour does not have the right to stop the work, but they can require a Party Wall Award - a formal agreement that protects both properties. If you skip this step, your neighbour can seek an injunction to stop the work and you may be liable for any damage.
Written by James Carter, Less.co.uk energy specialist
Last updated: · Pricing based on industry data and verified contractor submissions · Methodology
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