Don’t Get Burned on Fireplace Removal: Costs and Concerns
Warm up to the idea of fireplace removal, whether it’s for safety, space, or style. We’ll break down the costs and removal process.
Thinking about removing your fireplace? You’re not alone. Many homeowners are opting to eliminate their fireplaces for more space, modern aesthetics, or energy efficiency. But before you start demolishing, it’s important to understand what you’re getting into. Our comprehensive guide walks you through the fireplace removal process, breaks down the costs involved, and highlights potential challenges to help you avoid unexpected setbacks. Stay informed and make the right choice for your home without getting burned.
Selling Your Home Soon?
While these curb appeal tips are great for enjoying your own home, they also can help boost buyer interest if you’re selling. Working with a top agent can help identify the best ways to prep, stage, and market your home for a successful sale.
Are fireplaces on the decline?
According to Angi, most real estate agents estimate that an indoor or outdoor fireplace adds between $1,000 and $5,000 to a home’s value. However, only about 35% of buyers agreed. Nearly a quarter felt a fireplace wasn’t worth more than an extra $1,000, and 23% said they wouldn’t pay anything extra for one.
Fireplaces are becoming less common in US homes, and it’s not just because they’re a hassle to maintain. A big reason for this decline is stricter environmental rules. Many cities, like San Francisco, have started limiting or banning wood-burning fireplaces due to the pollution they produce. The EPA has also stepped in, pushing for cleaner air by phasing out older, inefficient wood stoves.
But it’s not just about the environment. Homebuyers are less interested in fireplaces these days, especially because of the costs involved in installing and maintaining them. Many view fireplaces as outdated and even a liability, with ongoing safety and upkeep concerns. Add to that the fact that fireplaces are inefficient at heating a home (most of the heat escapes up the chimney), and it’s easy to see why alternative heating options like gas or electric inserts are becoming more popular.
As fireplaces become more of a nostalgic feature than a practical necessity, many homeowners are considering their removal altogether. To guide you through the process, we spoke with Russ Dimmitt, Director of Education at the Chimney Safety Institute of America, to help us break down project costs, steps, and the effect it can have on home value.
Fireplace removal costs
Full fireplace removal is a complex procedure — and an expensive one. Removal of a brick fireplace and chimney on a load-bearing wall can cost up to $10,000, depending on the size and material. Removal costs vary, depending on several factors, but the average cost is about $4,500.
Full vs. partial fireplace removal: cost breakdown
When deciding between full or partial fireplace removal, costs can vary widely depending on the extent of the work involved. A full removal — where the entire fireplace stack and breast are demolished, structural supports are installed, and the walls, floors, and roof are repaired — typically ranges from $3,000 to $6,000. This higher price tag reflects the complexity and scope of the project, which often includes major structural adjustments to ensure the home remains safe and stable after the fireplace is gone
On the other hand, a partial removal, which might involve just removing the hearth or closing off the flue without dismantling the entire structure, is more affordable, generally costing between $500 and $2,500. This type of removal focuses on a smaller scale, meaning fewer structural repairs are required, making it a less expensive option for homeowners who only want to eliminate part of the fireplace without going through a full demolition.
Chimney size matters
The larger the chimney or the more stories a home has, the more complex the removal process, leading to higher costs. Bigger chimneys require more work, and that extra effort can increase the price. What might not be as obvious is that a larger chimney also means more debris to remove, which can add to the overall cost. Contractors typically need to rent a dumpster for the debris removal, with an average cost of about $570, though this can vary based on location and rental duration
Materials
A brick chimney typically costs more to remove than a metal one, primarily due to the heavier debris that must be cleared away. Masonry, brick, and stone fireplaces, which are “site-built,” create a lot of debris, dust, and dirt when they’re removed, Dimmitt says. In contrast, factory-built fireplaces are made from metal, which makes them easier to remove. “They’re an appliance and, like an appliance, are built to be replaceable. They have a shorter lifespan,” Dimmitt continues. These metal fireplaces are often replaced with newer models once they reach the end of their lifespan.
How chimney location affects cost
The location of your chimney plays a significant role in the cost of removal. If the chimney is positioned in the middle of your home or is part of a structural component, like a load-bearing wall, the complexity — and cost — of removal increases. Removing a load-bearing wall, for example, requires careful planning and often the expertise of a structural engineer to ensure the building’s stability after the fireplace is gone.
The national average cost of hiring a residential structural engineer is about $552, with most people paying between $344 and $775. However, the cost can reach as high as $1,500, depending on the project’s scope. That said, Dimmitt notes that most modern building codes restrict fireplaces from being load-bearing structures, which can help reduce the need for extensive engineering work in many cases.
Key questions for contractors
Contractor fees can vary, as can the range of services they offer. To ensure you’re getting the best value, it’s essential to get multiple quotes before making a decision. When hiring a contractor for fireplace removal, ask the following questions to confirm you’re working with a professional and reliable service:
- How will you perform the removal? Ask for a detailed breakdown of the process and any special equipment required.
- How will you keep dust out of the house? Ensure they have measures in place to protect your home from dust and debris.
- How will you dispose of the materials? Clarify if they will handle debris removal and arrange for a dumpster if needed.
- Will you take responsibility for acquiring the necessary permits? Confirm if the contractor will manage the paperwork for any required permits.
- Will you repair the space after removal? Determine if the contractor will fix the walls, floors, or roof where the fireplace was.
- Do you have experience with fireplace removals? Experience with this specific task is essential to avoid complications.
- What is your timeline for completion? Understand how long the project will take and any potential disruptions to your home.
- Are you licensed and insured? Make sure the contractor is properly licensed and carries insurance for protection during the project.
By asking these questions, you’ll better understand the scope of work and avoid unexpected issues down the line.