Planning to remove a chimney breast? If any part abuts a party wall (houses) or party structure (flats), parts of the work are very likely notifiable under the Party Wall etc. Act 1996. Done properly, this is a straightforward, low-risk project. Done casually, it can snowball into neighbour disputes, claims, and delays. Here’s the no-nonsense plan to keep you safe, compliant, and on programme.
1) Treat chimney breast removals as “simple—but not risk-free”
Chimney breast removals look easy on site, but they still alter load paths, create vibration and dust, and can impact your neighbour’s finishes and flues. Don’t bank on consent. Many adjoining owners will dissent (perfectly reasonably) to secure surveyor oversight and a clear Party Wall Award before you open the wall.
Typical notifiable elements
- Cutting into or cutting away from the party wall/structure
- Temporary works and permanent supports (e.g., gallows brackets* or steel beams)
- Making good at the party wall face
*Whether gallows brackets are appropriate is highly site-specific; many authorities and engineers prefer steels. Always follow your engineer’s design and Building Control requirements.
2) “My contractor didn’t tell me” won’t wash
The Building Owner is legally responsible for serving valid Party Wall Notices and following the procedure. If you skip it, your neighbour can injunct the works, and you’ll carry the time and cost consequences. Bring a party wall surveyor in before strip-out starts; we’ll confirm what’s notifiable and start the clock correctly.
3) Put the Award in the contractor’s hands (and make them read it)
Once agreed and served, your Party Wall Award sets the time and manner of the notifiable works. It’s written in plain English on purpose—not hieroglyphics. Sit down with your site lead and walk the Award line-by-line so there’s no “I didn’t know” on day one.
What your contractor must understand
- Method constraints (e.g., hand tools/non-percussive at the party wall face)
- Sequencing & temporary works (prop first; remove after steels signed off)
- Nuisance controls (hours, dust, noise)
- Access protocols (if Section 8 access is awarded—timings, protection, reinstatement)
- Drawings referenced in the Award (use the final engineer/architect set)
4) Respect the protective clauses—small steps, big savings
Expect typical Award protections such as:
- Hand tools / non-percussive breaking on the party wall (minimises vibration and cracking)
- Temporary sealing of the neighbour’s open flues/vents/fireplaces with taped plastic sheeting before you start (stops soot and debris migration)
- Dust control (sheeting, extraction) and debris management
- Monitoring/record where specified
These aren’t box-ticking niceties—they’re the difference between a clean job and a damages claim.
5) If damage occurs, don’t go to ground—lean in
Even well-run removals can cause hairline cracking or soot ingress. The fastest, cheapest route is early, practical engagement:
- Tell your surveyor(s) and neighbour immediately.
- Record the damage (photos/video) and agree a short inspection if needed.
- Choose a remedy: your contractor makes good or your neighbour’s contractor repairs with reasonable cost reimbursed by you.
- Keep it informal where you can. If you cooperate and resolve quickly, you’ll often avoid further surveyor time (and fees).
- If agreement fails, the surveyor(s) will determine it by Award—which you can enforce if necessary.
Pre-start checklist (chimney breast removal)
- Engineer’s design (temporary & permanent works) and Building Control route confirmed
- Party Wall Notices served on all relevant owners, with correct sections and timings
- Party Wall Award served; final drawings attached and cross-referenced
- Contractor briefed on Award obligations (method, access, hours, protection)
- Neighbour contact established for quick, friendly updates
- Contingency for dust control, debris management, and rapid making-good
Common pitfalls to avoid
- Starting strip-out before Notices/Award—invites injunction and redesign on the fly
- Invalid Notices (wrong owner, wrong service, missing details) requiring re-service
- Percussive tools on the party wall—fastest path to cracking and complaint
- Unsealed neighbour flues/vents—guaranteed soot/dust grievances
- Design drift after Award—material changes need surveyor consultation (and often an addendum)
Simple Survey — clear, fixed pricing (nationwide)
Our transparent fees
- Party Wall Notice service: £25 per adjoining ownership (multi-notice bundles discounted)
- Act administration as Agreed Surveyor (single surveyor): typically £300 fixed-fee (depends on complexity and number of notices/owners)
- Two-surveyor route (we act for the Building Owner): fixed-fee proposals from £325 for our side
We also work to keep your neighbour’s surveyor’s hourly fees reasonable and contained.
Why Simple Survey
- RICS-qualified building surveyors (real building-pathology expertise)
- Nationwide, fixed-fee service—no surprises
- Friendly, neighbour-first approach that keeps projects moving and costs down
Call in the experts…
Removing a chimney breast that adjoins a party wall?
Email your plans to team@simplesurvey.co.uk. We’ll confirm what’s notifiable, serve valid Notices, and produce a clear, workable Award your contractor can follow from day one.
Our fees are always fixed. We’re nationwide. We’re both experienced and qualified.