Why Chimney Breast Removal Triggers the Party Wall Act
Removing a chimney breast is more than just “taking out some bricks”. In most London homes — especially
terraced and semi-detached properties — chimney breasts are integrated into a shared party wall. That means
the works affect a structure you share with your neighbour and will usually require a formal
Party Wall Notice
and Party Wall Award under Section 2 of the
Party Wall etc. Act 1996
.
Chimney breast removal often involves:
- Cutting into or exposing a shared party wall
- Removing brickwork that supports or adjoins your neighbour’s structure
- Altering the load-bearing capacity of the wall
- Installing new steel beams or supports into the shared wall
Under Section 2 of the Act, these are considered “party structure works”. You are required to:
- Serve a Party Wall Notice on all affected adjoining owners; and
- Obtain a Party Wall Award before starting work if your neighbour dissents.
Failure to comply can lead to injunctions, legal claims, or costly construction delays. Our articles
Party Structure Notice and
Party Wall vs Party Structure – what’s the difference?
provide further background on how the law applies to party wall structures such as chimney breasts.
At Hourican Associates, our Chartered
Party Wall Surveyors in London
prepare and serve Notices, undertake
Schedule of Condition Surveys
,
and agree Party Wall Awards so your chimney removal proceeds safely, legally and without neighbour disputes.
Our Party Wall Survey Process for Chimney Breast Removal
We manage the entire Party Wall process from start to finish, coordinating with your structural engineer,
contractor and neighbours so that works can commence with peace of mind.
-
Initial Consultation
We review your structural drawings, calculations and proposed method of chimney removal. We confirm which
sections of the Act apply and which adjoining owners must be notified. Our
When do I need a Party Wall Surveyor?
guide explains this initial decision-making in more detail.
-
Serving Party Wall Notices
We draft and serve the correct Section 2
Party Wall Notices
on all affected neighbours. Notices are prepared to comply with the Act and clearly explain the proposed
works, helping to reassure adjoining owners and reduce the risk of disputes.
-
Surveyor Appointment
If your neighbour does not consent, surveyors must be appointed. We can act as your Building Owner’s
surveyor, and — with your neighbour’s agreement — as the
Agreed Surveyor
for both parties. Where separate surveyors are appointed, we work collaboratively to agree a fair Award.
-
Schedule of Condition Survey
Before works start, we carry out a detailed
Schedule of Condition Survey
of the adjoining property, including photographs and written notes. This provides a clear record of the
pre-works condition and protects both parties should damage be alleged later.
-
Party Wall Award Preparation
We prepare a legally binding Party Wall Award that sets out how the chimney breast removal will be
carried out — including construction methods, temporary and permanent supports, protection measures,
hours of work, access arrangements, and damage/repair procedures. Once the Award is agreed and served,
works can proceed lawfully.
Typical Costs for Chimney Breast Removal Party Wall Surveys
Our Party Wall Survey for chimney breast removal typically costs between
£1,100 – £1,500 + VAT,
depending on the size and nature of the property and the number of adjoining owners involved.
If your project only requires a
Schedule of Condition Survey
,
fees usually range from £385 – £585 + VAT. We provide clear, fixed-fee quotations in
advance with no hidden extras, and you can request an estimate using our
online Party Wall surveyor quote form.
In most cases, the Building Owner (the person carrying out the works) is responsible for the reasonable
Party Wall Surveyor fees — including those of the adjoining owner’s surveyor, where appointed.
Why Choose Hourican Associates for Chimney Breast Removal Surveys
Hourican Associates is a Chartered Building Consultancy dedicated to Party Wall matters across London. We
regularly act on projects involving chimney breast removal, chimney stack alterations and other structural
changes to shared walls.
- Chartered Building Consultancy regulated by RICS, CIOB and MCABE
- Members of the Faculty of Party Wall Surveyors (FPWS) and the Pyramus & Thisbe Society
- Extensive experience in chimney breast removals and structural alterations
- Fast, impartial and fully compliant Party Wall services
- Fixed fees and transparent communication throughout the process
Our expertise helps ensure your project meets every legal requirement under the Party Wall etc. Act 1996 —
protecting your home, your neighbours and your budget. For wider guidance on Party Wall issues, see our
article
Understanding Party Wall issues and how surveyors save you thousands
and our
Party Wall FAQs.
We provide specialist Party Wall advice for chimney removals across
Chelsea,
Kensington,
Fulham,
Chiswick,
Westminster
and all areas of London.
Common Chimney Removal Scenarios Requiring a Party Wall Survey
You’ll almost certainly need a Party Wall Survey if your proposed works include any of the following:
- Removing a chimney breast in a terraced or semi-detached house
- Installing steel beams into a shared party wall to support remaining structure
- Removing or altering a chimney stack shared between two properties
- Opening up rooms by removing internal party wall chimneys
If you are unsure whether the Party Wall etc. Act applies to your project, our surveyors can quickly
review your plans and confirm your obligations. Our article
When do I need a Party Wall Agreement?
is also a useful starting point.
Chimney Breast Removal – Frequently Asked Questions
Yes — if the chimney breast is attached to or built into a shared party wall, you must serve a
Party Wall Notice
under Section 2 of the Act before starting any work. Chimney breast removal is classed as party
structure work and is one of the most common reasons homeowners in London appoint a Party Wall
Surveyor.
No. You must serve a valid Party Wall Notice and either receive written consent from your
neighbour or, if they dissent (or are deemed to dissent), have a Party Wall Award agreed before
works begin. Proceeding without consent or an Award can expose you to injunctions, legal costs,
and expensive remedial works. Our guide
Party Wall disputes – expert resolution services
explains how disputes are resolved under the Act.
If there’s no written response within 14 days, the neighbour is treated as having dissented
under the Act. Surveyors must then be appointed to agree a Party Wall Award. We can act as your
Building Owner’s surveyor and, where appropriate, also as the Agreed Surveyor if your neighbour
later confirms their agreement.
While you can technically serve your own Party Wall Notice, chimney breast removals are both
structurally and legally complex. Invalid notices, missing details, or poorly drafted Awards can
create serious problems if something goes wrong. We strongly recommend appointing a Chartered
Party Wall Surveyor to manage the process and safeguard your position.
Book a Party Wall Survey for Chimney Breast Removal
Ensure your chimney removal project runs safely, smoothly and in full compliance with the
Party Wall etc. Act 1996
.
Contact Hourican Associates today on 020 8050 3232, use our
online Party Wall surveyor quote form
or get in touch below for a free, no-obligation quotation.
Request a Free Party Wall Quote
Hourican Associates is a Chartered Building Consultancy regulated by RICS, CIOB and MCABE, and a member of
the Faculty of Party Wall Surveyors (FPWS) and the Pyramus & Thisbe Society. This page offers general
guidance only and should not be treated as legal advice.
