Remove chimney
Removing a chimney or flue gives your attic more space, improves the roof seal or makes a new layout possible. But a chimney is more often structural than you might think, the roof must be sealed watertight and at the front of a home aesthetic review plays a role. This article explains what you need to know before you start and how Tekenpunt guides you through the process.
If you only remove the internal part of a non-structural chimney, this is usually permit-free. If you also demolish the section above the roof, you change the building's appearance and a permit is more likely to be required, especially at the front or in a protected townscape. Always have a structural check done and arrange an asbestos survey for homes built before 1994. A construction drawing costs from €595 and a structural calculation €700.
Can you just remove a chimney?
Whether you need a permit depends on a combination of factors: is it an internal intervention or does a part above the roof also disappear, is the chimney structural or not and in what environment is the home located?
Internal and below the roofline If you remove only the internal part of the flue and leave the part above the roof intact, the work is permit-free in most cases. After all, nothing changes on the outside of the building and there is (if the flue is non-structural) no technical building activity that requires a permit under the Environment Act.
Removing the part above the roof If you also demolish the section of chimney above the roof, you change the silhouette of the building. Under the Environment Act this counts as a modification to the appearance of the structure. At the rear of a home this is in many cases still permit-free, especially when it concerns a freestanding chimney of limited height. At the front or side (the side-yard area or street-facing section) the likelihood of a permit requirement is greater. Always check this in the Omgevingsloket or let Tekenpunt look into it for you.
Listed building or protected conservation area If you are in a protected village or urban conservation area or own a national monument, additional rules apply. Removing a chimney, even internally, then almost always requires an environmental permit for the monument activity or the environment plan activity. The aesthetic review committee assesses whether the silhouette of the street is not affected.
Conclusion: when in doubt, have it checked The rules depend on the situation. Tekenpunt checks your specific situation in the Omgevingsloket and the environment plan of your municipality, so you know where you stand before you start demolition.
Is a chimney structural? Have it checked
This is where the biggest risk lies that people underestimate: a chimney is not always just masonry for a flue. In older homes (before approximately 1980) the chimney mass sometimes serves as a support for a roof beam or part of the roof structure. The chimney may then partially support the ridge or a roof truss.
When is a chimney structural? A chimney can be structural if:
- a roof beam or purlin rests on the chimney stack
- the duct also supports the ridge or a truss member
- the chimney's foundation is part of the floor structure
This cannot be assessed on appearance alone. You cannot see from the outside whether a beam rests on the inner walls of the flue.
What if it is structural? If the chimney is structural, you must transfer the load before demolishing. That means temporary propping during demolition and afterwards a replacement structure: a beam or a modified roof structure that picks up the load and transfers it to the foundation. A structural calculation is mandatory for this in accordance with the Bbl, and in most cases an environmental permit is also required.
Always have it assessed Tekenpunt analyses the existing situation and engages our KIWA-certified structural engineer in case of doubt. He assesses whether any load bears on the flue and what is needed to remove it safely. Never remove the chimney without proper assessment based on an assumption.
Sealing the roof: structure and watertightness
After removing the chimney a hole remains in the roof. That hole must be sealed neatly and in a watertight manner, regardless of whether a permit is required.
Watertightness A roof penetration left by a chimney is sealed with new roof tiles or slates, roof insulation at the correct height and careful lead flashing or EPDM sealing around the junction. If this is not done properly, water infiltration leads to mold and rotten beams in the roof structure. The construction drawing specifies how the junction must be executed.
Closing off the facade For a masonry chimney that runs through an outer wall or roof surface, the opening in the facade or roof surface must also be sealed. This requires well color-matched brickwork or other roofing that matches the existing pattern. On the front of a house this sometimes has an aesthetic review aspect: does the pattern of the repair brickwork match the street facade?
Connection to the load-bearing structure If the chimney was structural and a new beam has been placed, the roof tiles must also be neatly installed around the new beam bearing. The drawing shows the line followed from roof to foundation, so the contractor knows what material he needs and in what order he works.
Asbestos: a real risk in older homes
In homes built before 1994, asbestos may be present in or around the flue. That is a brief but important point that you must not skip.
Where is asbestos found in a chimney? In flues from before 1994, asbestos has been found in:
- asbestos cement panels as inner lining of the duct
- seals and putty around the duct penetration
- the flue pipes themselves (asbestos cement pipes)
What do you need to do? Before demolition work, have an asbestos survey carried out by a certified asbestos survey company (SC-540). If asbestos is present, it must be removed by a certified asbestos removal company (SC-530) before you start demolition. This is a statutory obligation under the Bbl.
Tekenpunt does not remove asbestos and does not carry out inventories, but we can refer you to the right party and we take the change of scope into account when preparing the drawings if asbestos removal turns out to be necessary.
Aesthetic review: when does appearance play a role?
If you remove a chimney that protrudes above the roof, the silhouette of the home changes. That is exactly what aesthetic review assesses: does the change fit the streetscape and the architectural quality of the building and its surroundings?
When does aesthetic review apply? Aesthetic review is linked to the permit application. If you do not need a permit (internal intervention, non-structural, rear of the building), aesthetic review does not apply in most cases either. If you do need a permit, the municipality forwards the application to the aesthetic review committee.
What does aesthetic review assess? The committee looks at whether the roof still looks fitting after removal of the chimney: the material use of the sealing, the roofing and the connection with the existing facade. In a protected conservation area the committee also assesses whether the disappearance of the chimney does not affect the historic street scene.
How does Tekenpunt help? Tekenpunt produces an elevation drawing of the existing and new situation, so the aesthetic review committee can see at a glance what is changing. We get 90% of applications through aesthetic review in one go: no extra correction rounds and no unnecessary delays due to missing drawings or insufficient explanation.
The process: from plan to execution
Below you can see how a chimney removal process at Tekenpunt works.
Step 1: intake and assessment of the situation After completing the quote form, a draughtsman discusses your plan. We ask about the year of construction of the home, the type of chimney (masonry or prefab flue), what you want to keep and what may be removed. On that basis we determine whether the intervention requires a permit and whether a structural engineer needs to be involved.
Step 2: asbestos check For a home built before 1994 we always recommend an asbestos survey before you start. If you already have one, we incorporate the findings into the plan.
Step 3: producing the drawings We produce the permit drawing set: existing and new situation in floor plan, the relevant cross-sections (including through the roof plane when removing above the roof line), and an elevation if aesthetic review is involved. The drawings meet the requirements of the Omgevingsloket.
Step 4: structural calculation (if required) If the chimney turns out to be structural, our KIWA-certified structural engineer draws up a calculation. This describes the temporary propping during demolition and the permanent replacement structure. Drawing and calculation are aligned with each other.
Step 5: submission and collecting the permit Tekenpunt submits the application package via the Omgevingsloket. After approval you receive the permit and can engage a contractor. The standard delivery time for the drawings is 4 weeks; with rush handling that is 1 to 2 weeks.
Costs: what does it cost to have chimney removal drawn up?
Below you will find an overview of Tekenpunt's rates. You choose which components you purchase from us; you always receive a fixed price for the entire process. If you are in a hurry, expedited delivery is available: +30% for delivery in 2 weeks (minimum €295) or +50% for delivery in 1 week (minimum €495), on top of the regular drawing work. We do not charge you for components your situation does not require. Tekenpunt has been active since 2016 and has supported more than 800 construction projects. That experience means we can quickly assess what your situation needs.
Frequently asked questions
Q01Is a permit required if I remove my chimney?
That depends on the situation. If you only remove the internal part and the chimney is non-structural, it is permit-free in most cases. If a part above the roof also disappears, you are changing the appearance of the building and the chance of a permit requirement is greater, especially at the front or in a protected townscape. Tekenpunt checks your specific situation in the Omgevingsloket.
Q02How do I know whether my chimney is structural?
That cannot be assessed from the outside. In older homes (built before approximately 1980) a roof beam or purlin sometimes rests on the chimney mass. A structural engineer assesses on the basis of the existing situation whether any load bears on the flue. Tekenpunt engages our KIWA-certified structural engineer in case of doubt. Starting demolition work without that check is risky.
Q03What does a construction drawing for a chimney removal cost at Tekenpunt?
A construction drawing for a chimney removal costs from €595; the exact price depends on the size and complexity. The structural calculation add-on costs €700, and handling the environmental permit application costs €500. If you are in a hurry, expedited delivery is available: +30% for delivery in 2 weeks (minimum €295) or +50% for delivery in 1 week (minimum €495), on top of the regular drawing work. You always receive a fixed price, no hourly rates.
Q04How long does the process take?
Tekenpunt delivers the drawings as standard within 4 weeks of instruction. With the rush option that is 1 to 2 weeks. If you also need an environmental permit, the municipality then decides within 8 weeks (straightforward cases) or 12 weeks. Tekenpunt gets 90% of applications through aesthetic review in one go, so you have no extra delay rounds.
Q05Do I need to have an asbestos inventory carried out?
For houses built before 1994 we always advise this. In flues of that era asbestos has been found in inner linings, seals and duct pipes. A certified survey company (SC-540) determines whether asbestos is present. If it is, it must be removed by an SC-530-certified company before you start demolition. This is a statutory obligation.
Q06Does aesthetic review always play a role in a chimney removal?
Aesthetic review only applies when an environmental permit must be applied for. For an internal intervention without a permit requirement there is generally no aesthetic review. If you do need a permit, Tekenpunt produces an elevation drawing of the existing and new situation, so the committee can immediately see what is changing and we get through the assessment without a correction round.
Q07Does the roof always need to be resealed after chimney removal?
Yes, always. After removing the chimney a hole remains in the roof that must be sealed watertight with new roof tiles or slates, insulation at the correct height and a careful junction. If this is not done properly, water infiltration leads to damage to the roof structure. The construction drawing specifies how the junction is to be executed.
Q08Can I also partially remove the chimney and leave the upper part in place?
Yes, that is possible. You can remove the interior section and leave the chimney mass above the roof intact. In that case you do not need to re-seal the roof (the connection already exists) and nothing changes in the appearance of the building. Do check whether the inner walls of the flue are structural and have the inner walls of the flue neatly sealed or finished.
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