Removing a Wall or Chimney Breast: A Guide

Is the wall loadbearing?

Many internal walls carry the floors, walls or roof above them, and it isn't always obvious which. Don't assume: have it checked before you plan the work. If the wall is loadbearing, or you're removing a chimney breast, the work is structural and needs Building Regulations approval.

What you'll need

• Calculations and a drawing. The opening needs a new beam, usually steel, sitting on padstones at each end. Building Control will want calculations showing the beam and its supports are adequate, and a drawing of the opening.
• Building Regulations approval. Apply to your council's Building Control team or a registered building control approver before work starts. They inspect the work and issue a completion certificate at the end. Keep it: you'll need it when you sell.
• Fire protection. A steel beam normally needs protecting, for example with plasterboard or a special paint. Walls around halls and stairs often protect the escape route in a fire, so removing one may mean other fire safety measures are needed. Building Control will confirm what's required.
• Party wall notice. If the beam will bear on a wall you share with a neighbour, or you're removing a chimney breast from a party wall, you'll need to serve a party structure notice at least two months before work starts. You can prepare it with the free party wall notices.

Chimney breasts

Removing a chimney breast leaves the chimney above, and often the stack on the roof, with nothing underneath it. That remaining structure has to be properly supported, and Building Control will need details of how. If the stack is shared with next door, a party wall notice will almost certainly be needed.

Other permissions

• Flats: if you own a leasehold flat, you'll usually need your freeholder's written consent before altering walls.
• Listed buildings: internal alterations need listed building consent from the council.
• Planning permission isn't normally needed for internal alterations to a house, but check if you're removing a chimney stack in a conservation area.

Step by step

1. Have the wall or chimney breast surveyed and the beam calculations prepared.
2. Apply for Building Regulations approval, and serve any party wall notices.
3. Get fixed-price quotes from builders for the work, using the calculations and drawing. For a job of this size, use the JCT Home Owner contract (see the fixed-price quotes pack).
4. The builder props the structure above, removes the wall and installs the beam, with Building Control inspecting as the work goes on.
5. Collect the completion certificate once the work is signed off.

This guide gives general information only. Every building is different, and structural work must always be designed for the particular property.