Removing a chimney breast in your home can create much-needed extra space, but it’s not a job to undertake lightly. While the process can be straightforward, it involves both structural and legal considerations that must not be ignored. If you’re considering removing a chimney breast, it’s important to understand the potential risks — and the impact the Party Wall etc. Act 1996 may have on your project.
The Importance of Planning
Chimney breasts serve a crucial structural role, providing support for masonry walls and flues. Often, these features are overlooked when planning a removal, but they can have a big impact on the stability of the building. If the chimney is attached to a party wall, removing it on either side can affect the structural integrity of both properties.
If you’re altering or cutting into a party wall, it could trigger the Party Wall etc. Act 1996, which requires you to notify your neighbours before any work begins. A failure to do so could lead to legal complications and even compromise the safety of the building.
Removing the Chimney Without Compromising the Structure
The key to a safe and effective chimney breast removal is ensuring the wall remains stable after the work is completed. For example, the use of steel angled brackets (known as “gallows brackets”) is an accepted method if only one side of the party wall is affected. These brackets are bolted into the remaining masonry, often using epoxy resin. However, drilling into a party wall triggers the need for notices to be served under the Party Wall Act.
When both parties want to remove chimneys from their respective sides of a party wall, extra caution is required. Without the proper structural support, the wall could become unstable, especially if large sections of masonry are removed from both sides.
Ensuring Long-Term Safety
While it’s rare, there have been cases where chimney stacks have collapsed due to poor planning. To avoid this, you should seek professional engineering advice before starting any work. Additionally, you must inspect the existing chimney flue for damage, such as sulphate attack or deterioration, which could compromise the structural integrity.
If your neighbour also wishes to remove a chimney breast, a more complex solution may be necessary. Steel beams or trimmer beams can be installed to support the remaining brickwork, but this requires detailed planning and compliance with the Party Wall Act. In some cases, a Party Wall Award, prepared by a qualified surveyor, will be needed to protect both property owners’ interests.
Key Considerations for Party Wall Notices
If the work involves cutting into a party wall or floor structure, you must serve formal notices to your neighbour under the Party Wall Act. Failure to comply could lead to disputes, delays, and potential legal issues. If both parties wish to carry out chimney removals, it’s ideal to appoint a single ‘Agreed’ surveyor to oversee the process and ensure both parties are protected.
Final Steps and Legal Compliance
Before starting any work, ensure that you have all necessary permissions and statutory approvals in place. This includes obtaining a Party Wall Award, notifying your neighbour, and consulting with building control authorities. Additionally, the Construction (Design and Management) Regulations 2015 may apply, particularly for domestic properties, meaning both clients and contractors must adhere to specific guidelines to maintain safety standards.
If you’re unsure whether your chimney removal project falls under the Party Wall Act or need professional guidance, get in touch with us at team@simplesurvey.co.uk.
By planning ahead and involving the right experts, you can safely achieve your goal of creating more space in your home without facing unnecessary risks.