What Are The Issues Around modifying or Removing a Chimney Breast?
In the installation of Stoves and large format gas or electric fires it is quite normal practice to modify a chimney breast to accommodate the larger fire. The brickwork around the fireplace opening can be “knocked out” to expose the “builder’s opening” which houses the original firplace. However the structural brickwork, usually in the form of two legs at least nine inches wide at the sides of the chimney breast, must be left intact and a lintel put in place to support the remaining brickwork. Moreover the chimney may have been constructed with a concrete “gather” above the fireplace, and this will also be part of the building structure and cannot be compromised. To make sure that this work can be safely completed, we may need to carry out a site survey before an order is placed with us. The gas-safe and HETAS engineers who install our fires routinely perform this work.
Removing a chimney breast completely can alter the layout of a room, helping to increase floor space and improve the design of your living room. That being said, chimney breast removal is a much more drastic process and there are various considerations that you need to look into first to avoid legal, financial and structural issues. Homeowners, landlords, or property developers should all take the time to look at the pros and cons of chimney breast removal before undertaking this project to avoid long-term issues. Keep reading as we take a look at the topic of removing a chimney breast or contact our fireplace specialists at Phoenix Fireplace World for more information about how we can support you with chimney work.
Structural Considerations
One of the biggest concerns when removing a chimney breast is the impact on the structural integrity of your home or building. Chimney breasts are an integral part of the construction within many buildings, particularly in older properties where they may be part of the load-bearing walls. Removing them without the necessary support can lead to serious structural instability. In the long run, this may potentially result in subsidence or even collapse. For this reason, you’ll want to work with a fireplace specialist who can fully assess whether this removal would be a wise idea based on the unique design of your property.
If you do want to go ahead with removing a chimney stack, you’ll usually need to install steel beams or gallows brackets to support the structure that’s left. These modifications must be calculated by a structural engineer to ensure the property remains safe and you can continue living in it safely. When this work is rushed and not assessed fully, this can lead to safety risks and expensive repairs.
Building Regulations and Planning Permission
In the UK, building regulations play a key role in ensuring that chimney breast removal of fireplaces in Kidderminster is carried out safely. While planning permission is not usually required, compliance with building regulations is essential. Listed properties or those in a conservation area may need further permission to carry out the work or may not be allowed to undergo chimney breast removal at all.
The work must adhere to Part A regarding structural safety. If the work affects fire resistance or ventilation, Part B (fire safety) and Part F (ventilation) of the Building Regulations must also be considered. Homeowners must submit a building notice or apply for approval from their local authority before work begins. A building control officer may also need to inspect the work to certify compliance. Make sure you take the time to research all of these areas before you even consider starting the work. Our team will also be able to support you with this task and share our experience about what the best solution may be for your needs. Failure to comply with building regulations can lead to action from the local authority, as well as difficulties when selling your property in the future.
Fire Safety and Ventilation Issues
Chimney breasts are often integral for fire safety measures within a building. Removing them can reduce the fire resistance of walls, particularly if the chimney breast is located between adjoining properties. Additional fireproofing may be required to ensure compliance with fire safety regulations. In older buildings, chimneys play a role in ventilating the property, even when they are no longer used as a chimney. When you remove a chimney breast, it may impact the airflow and lead to issues with condensation or mould growth. You might want to look into alternative solutions for this issue if you insist on going ahead with the removal.
Cost of Chimney Breast Removal
Removing a chimney breast is not a cheap project, with costs varying based on the complexity of the work and the unique layout of your home. A more straightforward removal might cost around £2,000 to £4,000, while more extensive removals which involve structural reinforcements or redecoration can increase costs significantly. Sometimes, we find other issues when we start to consider the removal. This may add to the expense if asbestos is found or there are structural defects. It’s always advisable to budget a little extra in case there are unexpected costs. Make sure you complete the work fully for the time when you decide to sell your property, so that you don’t put off potential future buyers.
Removing a chimney breast is a big project that requires careful planning and research. You’ll want to look at the legal and financial considerations of this project and ensure you are in compliance with local building regulations so that you don’t have any long-term issues after undertaking this work. Contact our team today for more information about removing a chimney breast or to discuss any questions you have about our services.