June 27^th, 2025

 

Planning to remove a chimney breast or stack, either in your own home or for a client? Whether you’re opening up space for a modern layout or getting rid for other practical reasons (such as preventing leaks), this guide provides the typical costs associated with chimney breast and chimney stack removal.

 

We’ll look at the building costs by region and also an itemised breakdown of the associated tasks, including things like:

 

• Scaffolding for safe access
• Acrow props for temporary structural support
• Demolition and removal of the stack or breast
• Timber hoarding and materials lifts for site logistics
• Roof repairs, including tiles, insulation, and lead flashing

 

Before reviewing the costs, it’s important to distinguish the two parts of a chimney that are often confused:

 

• Chimney Breast (Internal) – The part that projects into a room, usually to house a fireplace, running vertically through the inside of the building.
• Chimney Stack (External) – The visible part of the chimney that sits above the roofline. It often contains one or more flues and may serve fireplaces on different floors.

 

Here’s how the costs typically stack up, along with what you can expect during the removal process, specifically for projects in the UK in 2025.

 

Chimney Breast Removal Cost Calculations

In terms of build specification, BuildPartner gives you three broad options to choose from:

 

• Basic spec is a basic finish; e.g., Leyland, Everest, Wickes.
• Standard spec is a standard finish; e.g., Dulux, Hamilton, Slim Line.
• Premium spec is a high-spec finish; e.g., Farrow & Ball, Fine Line, Siemens.

 

In this article, we’ve provided a breakdown of the costs according to a standard specification. In addition, we have provided three different benchmarks to show the range of pricing you can expect among different contractors:

 

• Low benchmark – smaller companies are generally lower cost but less specialised and with low project management function; good for low/mid-spec projects and tight budgets.
• Mid benchmark – medium-sized companies offer a balanced mix of cost-effectiveness and specialisation; good for mid-range projects for effective execution within moderate budgets.
• High benchmark – larger companies generally have a higher cost base but can handle a wide variety of specialist tasks; good for mid/high-spec projects and project management.

 

The specification and benchmark you choose will have a major impact on the overall cost of chimney breast and stack removal, so it’s important to align them with both your budget and the level of finish you’re aiming for.

Cost Of Removing A Chimney Stack

The table below shows the average cost of removing a chimney stack in different regions throughout the UK:

Removal of Chimney Stack & Roof Repair (External)	Total Average Build Cost
	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£3,739	£4,181	£4,589
Greater London	£4,018	£4,797	£4,863
Inner London	£4,062	£4,699	£4,743
Midlands	£3,611	£4,038	£4,432
North England	£3,530	£3,947	£4,332
Northern Ireland	£3,703	£4,614	£4,101
Scotland	£3,647	£4,078	£4,475
South East	£3,614	£3,994	£4,484
South West	£3,657	£4,248	£4,662
Wales	£3,515	£3,930	£4,222
Average	£3,710	£4,253	£4,490

All costs exclude VAT.        

 

Here’s what the data shows for removing a chimney stack:

 

• It costs 8% more to remove a chimney stack in Inner London.
• The minimum cost is £3,515, and the maximum cost is £4,863.
• The total average cost is £4,151.

 

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

 

Chimney Stack Removal Elements – Inner London

The table below shows the cost of the associated tasks with removing a chimney stack, for Inner London:

Task	Specifications	Cost
Preliminaries		£3,030
Skip	8-yard skip	£384
Materials lift	Geni SLA15 363kg	£282
Timber hoarding	OSB hoarding with built-in door and timber lock	£857
Scaffold roof	Scaffold to roof	£87
Scaffolding to elevations (m2)	Simple Scaffold	£705
Acrow propping (650mm spacing)	Supply and install temporary propping	£716
Demolitions		£825
Strip out chimney stack above roofline		£825
Roof structure and coverings		£844
Timber pitched roof structure	47x150mm roof rafters @400 c/c	£185
Wood sheathing to roof	18mm Structural Hardwood Plywood Sheet	£77
Breather membrane to roof	Tyvek Supro breather membrane	£12
Insulation to roof between rafters	140mm Kingspan Thermaroof TR26 Insulation	£180
Timber battens to roof	38x38mm timber battens	£97
Cement tiles to roof	Mid spec (PC Supply £22/m2)	£186
Ridge tiles; butt jointed; bedding/pointing	Concrete/cement ridge tile (PC Supply £15/m)	£38
Sand and cement to tiled verge	Sand and cement to tiled verge	£7
Lead flashing	Lead Code 4 – 300mm Roofing Lead Flashing Roll	£63

 

Cost Of Removing Ground Floor Chimney Breast – Single Storey

The table below shows the average cost of removing a chimney breast (single storey) in different regions throughout the UK:

 

Ground Floor Chimney Breast Removal – Single Storey (Internal)	Total Average Build Cost
	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£4,640	£5,188	£5,695
Greater London	£4,945	£5,958	£6,133
Inner London	£5,047	£5,871	£5,935
Midlands	£4,452	£4,978	£5,463
North England	£4,351	£4,865	£5,340
Northern Ireland	£4,602	£5,122	£5,762
Scotland	£4,509	£5,041	£5,533
South East	£4,499	£4,999	£5,522
South West	£4,522	£5,263	£5,777
Wales	£4,336	£4,848	£5,223
Average	£4,590	£5,213	£5,638

 All costs exclude VAT.

 

Here’s what the data shows for removing a chimney breast:

 

• The minimum cost is £4,336, and the maximum cost is £6,133.
• The total average cost is £5,147.

 

Chimney Breast Removal Elements – Inner London

The table below shows the cost of the associated tasks with removing a chimney breast, for Inner London:

 

Task	Specifications	Cost
Preliminaries		£2,238
Skip	8 yard skip	£384
Materials lift	Geni SLA15 363kg	£281
Timber hoarding	OSB hoarding, built-in door, timber lock	£857
Acrow propping (650mm spacing)	Supply and install temporary propping	£716
Demolitions		£859
Strip out chimney breast – 1 storey		£859
Steel and structural supports		£2,253
Allowance for steel connections	Allowance for steel connections	£256
Manual handling allowance for steels		£366
Steel baseplate	Steel baseplate	£146
Steel beam	203x203x46 UC	£540
Steel column x2	203x203x46 UC	£946
External wall structure and lining		£126
Make good walls after demolition works	Allowance to make good existing walls	£126
Ceiling structure and lining		£244
Timber ceiling structure	50×150 C24 joists @400	£163
Make good ceilings after demolition works	Make good existing ceilings	£41
Single plasterboard to ceiling	12.5mm standard gyproc plasterboard	£40
Ceiling preparation and finishes		£38
Skim to ceiling	3mm Gypsum Thistle multi-finish	£38
Wall preparation and finishes		£113
Skim to walls	3mm Gypsum Thistle multi-finish	£113
	Total Cost	£5,871

 

Average Cost Of Removing Chimney Breast & Stack

So, what’s the average cost of removing a chimney breast and chimney stack in the UK? Based on the examples covered in this article, it costs on average (when using a mid-benchmark contractor):

• Removal of chimney stack and roof repair (external): £4,253.
• Ground-floor chimney breast removal – single storey (internal): £5,213.

These figures highlight just how much the total cost can vary depending on your property type and project scope. One additional factor to consider is professional cleaning, especially inside the property. If the chimney breast removal was messy and involved old soot, a professional clean can eliminate lingering odours and improve air quality.
 

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

 
Please remember that all costs exclude VAT.

 

Frequently Asked Questions About Chimney Deconstruction

Explore answers to frequently asked questions about removing chimney breasts and chimney stacks.
 

Can I remove just the chimney breast or just the stack?

Some people remove just the stack (above the roof) for safety or leaks, while others remove the breast to gain internal space. Both can be done separately or together.

Will removing a chimney breast affect property value?

Removing a chimney can free up valuable floor space, especially in smaller homes, which many buyers see as a positive. However, if the chimney is connected to a functioning fireplace—particularly in older or Victorian properties—its removal might be seen as a drawback. With the rising cost of fuel, log burners and solid fuel stoves have become very popular again.

Will I need to clean after chimney breast removal?

Chimney breast removal creates a lot of dust and soot. Even with dust sheets and coverings in place, there’s still a risk that dust and soot will spread to other areas of the property. Stubborn soot particles can settle deep into carpets and upholstery, so it’s best to get the professionals in.

What’s the difference between a chimney breast and a chimney stack?

The chimney breast is the part inside the house (often protruding into rooms), while the chimney stack is the external section that sits above the roof.

Do I need to consult the neighbours before removing a chimney breast or stack?

If the chimney breast or stack is part of a party wall, you’ll need to serve notice under the Party Wall Act and may need their written consent. This notice must be given at least two months before the planned work begins.