Do You Need Planning Permission to Remove Chimney? UK Guide

Removing a chimney can free up internal space, reduce draughts, and improve insulation — but it's not always a straightforward job. Whether you need planning permission depends on your property type, where the chimney is located, and whether it's visible from the outside. In general, planning permission is not required to remove a chimney from a non-listed house, provided the work doesn’t alter the external appearance of the building in a way that would concern planning authorities. However, you will need to comply with building regulations, and there are extra rules if the property is listed or located in a conservation area.

Can You Remove a Chimney Without Permission?

In many cases, yes — you can remove a chimney without formal planning permission, especially if the chimney is internal or located at the rear of the property. As long as the removal does not significantly change the appearance of the building or affect its structural integrity, local councils typically allow the work under permitted development rights. That said, it's not a free-for-all. If the chimney is located on the front or side elevation of your home and is visible from the street, the change may affect the character of the property and could raise planning concerns. It’s always wise to check with your local planning office before starting any demolition.

Do You Need Building Regulations Approval?

Yes — even if planning permission isn't needed, removing a chimney always requires building regulations approval. Chimneys are structural components, and removing one affects the load-bearing framework of your home. A structural engineer may be needed to assess whether steel supports or reinforcements are necessary once the chimney breast is removed. Your local council’s building control team will want to inspect the work or ensure that it's being carried out by a contractor registered under a competent persons scheme. They’ll check for stability, fire safety, ventilation, and proper sealing of any flue or opening. Failing to follow building regs can lead to enforcement action and problems when selling the property.

Does It Matter If It’s an Internal or External Chimney?

Yes, it makes a difference. Internal chimney breasts, especially those on party walls, can usually be removed without planning permission, but they still need structural checks and approval under building regulations. External chimneys, particularly those visible from the street or attached to the gable end of a house, may be considered part of the property’s overall character. Removing them can change the building’s appearance enough to require planning permission. In some cases, councils view external chimneys as architectural features that contribute to the visual harmony of a street or estate, especially in older or uniform-style developments.

What If the Property Is Listed or in a Conservation Area?

If your home is a listed building, you will need listed building consent before altering or removing any part of the chimney, even internally. Chimneys are often considered a key historical feature, and councils are unlikely to approve removal unless there’s a strong justification. In conservation areas, external chimney removal could also require planning permission, especially if it affects the street view or disrupts the architectural balance of nearby homes. Replacing a damaged chimney like-for-like is usually allowed, but complete removal is much more sensitive. Always contact your conservation officer before making changes in these cases.

Are There Structural Risks When Removing a Chimney?

Yes, and they shouldn’t be underestimated. Chimneys often span multiple floors and provide lateral support to walls. Removing a chimney breast on the ground floor without properly supporting the structure above can lead to serious damage or collapse. That’s why building regulations approval is required and why a structural engineer's input is essential for most chimney removals. You’ll also need to ensure that any redundant flues are properly capped and ventilated to avoid damp or condensation build-up. If your home shares a chimney stack with a neighbour, you’ll need to follow the Party Wall Act and provide notice before carrying out the work.

Do I Need a Professional to Remove a Chimney?

While it’s not illegal to remove a chimney yourself, it's strongly recommended to use qualified professionals. The work involves structural assessment, waste removal, roofing alterations, and possibly even rewiring if electrics or cables run through the chimney breast. A professional contractor will ensure that the job is carried out safely and in compliance with both building regulations and planning requirements. MJ Electrical can also assist if electrics need to be rerouted, lighting repositioned, or smart ventilation installed as part of the work. Having experienced trades on hand avoids future complications and ensures everything is signed off correctly for resale or insurance purposes.

Party Wall Act Applies in Many Cases

If the chimney is part of a shared wall — for example, in a semi-detached or terraced house — you’re legally required to serve notice under the Party Wall Act 1996. This applies even if you’re only removing the chimney breast on your side. You must give at least two months' notice, and your neighbour has the right to agree or object. Ignoring this can lead to disputes, delays, or even legal action.

Impact on Property Value

While removing a chimney can open up space and reduce heat loss, some buyers see original chimneys as part of a home’s charm. In period properties, keeping the chimney — even if not in use — can preserve character and value. If you're removing it purely for layout reasons, it's worth considering whether future buyers might prefer the feature retained.

Ventilation and Damp Issues

Once a chimney is removed or sealed off, you must ensure adequate ventilation remains. Chimney stacks often allow airflow even when not in use. Sealing them without providing ventilation can lead to moisture build-up inside the wall cavity, resulting in damp and condensation over time. Installing a vent or using a breathable closure method is usually recommended.

Fireplace Removal Is a Separate Issue

If you’re removing an entire chimney, the associated fireplace or hearth may also need to go — and this could affect the floor structure or internal finishes. Even if the chimney stack stays, removing a fireplace can have structural implications depending on how the chimney breast is supported. Also, if the fireplace is gas-fed, MJ Electrical or a Gas Safe engineer would need to safely disconnect and cap off services.

Scaffolding and Roofing May Be Required

If you’re removing a chimney stack from the roof, you’ll likely need scaffolding, temporary roof protection, and skilled roofing work to close off the opening. Failing to do this properly can lead to leaks, poor insulation, or visible patching that lowers the overall appearance of the roofline. Matching materials and ensuring water runoff is properly diverted are key.

Insurance and Disclosure

Any structural work to remove a chimney should be disclosed to your home insurance provider. Not informing them could void your policy in the event of a claim. Also, when selling the home, you'll be asked whether structural changes were made and whether they were compliant with building regulations. Having proper sign-off, certificates, and professional documentation avoids problems during conveyancing.

Temporary Disruption and Dust Control

Chimney removal is messy. Internally, it creates a significant amount of dust, debris, and noise — particularly if the flue runs through multiple storeys. If you’re living in the home during the work, make sure contractors seal off rooms, protect flooring, and manage waste removal properly. It's a short-term disruption, but planning ahead helps reduce the impact.