Removing a chimney breast to reclaim space is a popular project in London’s period homes, but where the breast forms part of a party wall it is notifiable under the Party Wall etc. Act 1996. As RICS-accredited party wall surveyors covering all of London, we make sure the works are done lawfully and your neighbour’s retained chimney stays properly supported.
Why chimney breast removal is notifiable
In most terraced and semi-detached houses, the chimney stack is shared and the breast is built into the party wall. Cutting away that masonry — removing brickwork that is part of the shared structure — falls squarely within Section 2 of the Act. Because the work alters a party structure, you must serve a party structure notice at least two months before starting. This is one of the most frequently overlooked triggers, so early advice is valuable.
Which parts of the Act apply
- Section 2 — cutting into and removing part of the party wall (the breast).
- Duties to support and make good the neighbour’s retained structure.
- A photographic schedule of condition before works, protecting both parties.
You can see how this fits alongside other works on our types of party wall works page, and serve the right paperwork using our party wall notices guide.
The neighbour’s retained chimney breast
A key concern is that your neighbour may keep their own chimney breast on the other side of the same stack. When you remove your breast, the masonry above — and sometimes the neighbour’s flue — can lose support. The Act requires that the remaining structure is properly supported and left weathertight. This is why the works, method and making-good are all set out in a party wall award where a dispute arises.
Gallows brackets and their limits
Traditionally, the masonry above a removed breast was carried on ‘gallows brackets’ — steel brackets bolted to the party wall. They remain common, but they rely on the party wall’s ability to carry the load, and many structural engineers and local authorities now prefer alternatives. Options include:
| Support method | Notes |
|---|---|
| Gallows brackets | Economical, but depend on party wall strength; often need engineer sign-off |
| Steel beam across the opening | Beam bearing onto the party wall — itself a Section 2 activity |
| Full removal of stack above | Removes future load but may require the neighbour’s involvement |
Where a steel beam bears onto the party wall, that too is notifiable, so the notice should cover the whole scheme.
Consent, dissent and the award
After service, the adjoining owner has 14 days to consent or dissent. If they consent in writing, surveyors are not required, though a schedule of condition is still advisable. If they dissent or stay silent, a dispute is deemed to arise and surveyors are appointed — an agreed surveyor, or one each with a third surveyor to resolve deadlock. The award will confirm the support method, working hours and making-good. Our guides for building owners and adjoining owners explain the respective duties, and our costs and process page covers fees.
FAQs
Do I really need notice just to remove a chimney breast?
If the breast is part of the party wall — which it usually is in terraced homes — then yes. Cutting into the shared wall is a Section 2 activity requiring two months’ notice.
What if my neighbour keeps their breast and I remove mine?
Their retained structure must be properly supported and made good. The method is agreed and recorded, and a schedule of condition protects against later disputes over cracking.
Are gallows brackets always acceptable?
Not always. Their suitability depends on the party wall’s condition and loading, and a structural engineer must confirm the design. A beam bearing on the wall is a common alternative and is also notifiable.
Get expert party wall advice
Planning to remove a chimney breast in your London home? Our RICS-accredited surveyors will serve the correct notice, record a schedule of condition and secure an award that keeps your neighbour’s chimney safe. Please contact us to discuss your project.