Chimney breast removal
Removing a chimney breast connected to a party wall can involve work covered by the Party Structure provisions of the Act.
100+ five-star reviews · FPWS & RPSA members · London & the Home Counties
100+ five-star reviews · FPWS & RPSA members · London & the Home Counties
Structural alterations project guide
Removing a chimney breast or altering a shared wall? We’ll explain the Party Wall requirements and help you follow the correct procedure.
Party Structure works
Internal work is not automatically covered by the Act simply because it is structural. What matters is whether it affects a party wall or party structure.
Removing a chimney breast connected to a party wall can involve work covered by the Party Structure provisions of the Act.
Cutting into a party wall to support new beams or structural members can require formal Notice.
New bearing details associated with structural steelwork may affect the party wall and form part of the notifiable works.
Changes to structural elements adjoining or forming part of a party structure should be reviewed before work begins.
The Act can apply vertically as well as horizontally. Shared walls, floors and other structures between flats or maisonettes can constitute party structures.
Property type
Shared party walls mean structural alterations often require the Party Wall position to be considered.
Works affecting the shared wall may fall within the Party Structure provisions.
Shared floors, ceilings and walls can be party structures, so the Act may apply to alterations affecting them.
Where there is no shared structure, Party Structure provisions are less likely to apply, although other provisions of the Act may still be relevant depending on the works and neighbouring properties.
Do I need a Notice?
The answer depends on what is being altered and whether the proposed work affects a party wall or other party structure. Internal work entirely within your own property is not automatically covered by the Act simply because it is structural.
Where the design involves cutting into, removing from or otherwise affecting a party structure, a Notice may be required.
The Party Wall process
We review the proposed works and identify the relevant Party Wall requirements.
Where required, the appropriate Party Wall Notices are prepared and served.
The next stage depends on the adjoining owner’s response.
Two possible routes from here
Route A — If they consent
The adjoining owner consents to the Notice.
The neighbouring property can be inspected and recorded before the relevant works begin.
The relevant works can proceed subject to the wider requirements of the project.
Route B — If they dissent
A Party Wall dispute arises for the purposes of the Act.
The owners appoint an Agreed Surveyor or separate surveyors.
The neighbouring property is inspected and recorded where appropriate.
The surveyor(s) agree and serve the Party Wall Award dealing with the notifiable works.
The relevant works can proceed in accordance with the Award and wider requirements of the project.
How we help
We identify which parts of the proposed work affect a party structure, and which do not.
The Party Wall route
If the Act applies, we’ll identify and serve the appropriate Notices for the proposed works.
Learn about Party Wall NoticesThe Party Wall process may remain relatively straightforward.
A Schedule of Condition can also be arranged where appropriate.
Surveyor appointment(s) are required and the matter can progress towards a Party Wall Award.
Tell us about your project and we’ll confirm which route applies.
Already have drawings?
Architectural drawings are usually enough for an initial review. Structural information can also be provided where available.
Frequently asked questions
General guidance only. Whether the Act applies depends on the drawings and the position of neighbouring buildings.
Where the chimney breast is attached to a party wall, removing it is generally work to a party structure and a Notice may be required.
Where a beam bears on or is cut into the party wall, a Notice may be required. Beams supported independently of the party wall may not be notifiable.
The Act gives building owners rights to cut into a party wall for certain purposes, such as taking the bearing of a beam, subject to Notice and the Act’s procedures.
Only where the work affects a party wall or other party structure. Purely internal alterations that do not affect a party structure are not automatically covered.
Yes. Floors, ceilings and walls separating flats or maisonettes in different ownership can be party structures, so work to them may be notifiable.
Removing an internal wall is not in itself notifiable, but where the replacement beam bears on or is cut into the party wall, a Notice may be required.
Where the adjoining owner consents in writing, a dispute does not arise for that Notice and the notified work can proceed subject to the wider requirements of the project. A Schedule of Condition can still be arranged where appropriate.
A dispute arises for the purposes of the Act. The owners appoint an Agreed Surveyor or separate surveyors, who agree and serve a Party Wall Award dealing with the notifiable works.
Related
How the correct Notices are prepared, served and responded to online.
Learn moreWhat an Award covers, the surveyor appointment routes and the fixed fees.
Learn moreA dated record of the neighbouring property before works begin, where appropriate.
Learn moreWhere your neighbour dissents and separate surveyors are appointed.
Learn moreAn initial indication of whether a Party Wall Notice is likely to be required.
Learn moreSteelwork, chimney alterations and roof-level party wall works.
Learn moreExcavation, foundations and building at the boundary.
Learn moreSend us your drawings and we’ll confirm whether the Act is likely to apply and agree a fixed fee before any work begins.
Practical guidance from our Party Wall Surveyors to help you understand the process and your options.
Planning Building Work
Chimney breast removal can affect shared masonry and structural support. Understand the Party Wall implications before work starts.
Read guide: Removing a Chimney Breast: Do You Need a Party Wall Notice?
The Party Wall Act
A simple explanation of the three main Party Wall Notice types and how statutory timescales work.
Read guide: Party Wall Notices Explained: Types and Timescales
The Party Wall Act
Learn what a Party Wall Award contains and how it provides a framework for notifiable building work.
Read guide: What Is a Party Wall Award and What Does It Cover?