Structural alterations: Costs & Planning

What is a structural alteration?

Structural alterations change the load-bearing parts of a house, most often removing a wall between two rooms and putting in a steel beam to create an open-plan layout. The work needs a structural engineer’s design and building regulations approval.

Load-bearing wall removed with a new steel beam supported on temporary props

We arrange the structural calculations, support the floors and roof above with temporary props while the wall comes out, install the steel on padstones, then encase it for fire protection and make good. Chimney breast removals and new openings in external walls follow the same process.

Typical time on site: 1 to 3 weeks
Guide price: £1,800 to £20,000
Building regulations: Required

What is included?

Structural engineer’s design and calculations
Building control application and inspections
Temporary works and propping
Steel beam installation on padstones
Fire protection and plaster encasement
Making good floors, walls and ceilings

How much does a structural alteration cost?

Removing one load-bearing wall between a kitchen and dining room typically costs around £3,000 to £7,500 including VAT, calculations and making good.

Structural alterations	Guide price incl. VAT
Single load-bearing wall removal with steel	£3,000 to £7,500
Chimney breast removal with support	£1,800 to £4,500
Multiple walls or full open-plan remodel	£8,000 to £20,000

Unit: per job. Guide ranges only; your price is fixed in writing after the survey.

Use the guide price tool for a figure based on your size and specification, or see all guide prices.

Does a structural alteration need planning permission?

England

Internal work like this does not usually need planning permission unless the house is listed or your permitted development rights have been removed. It does need building regulations approval because it affects the structure.

Wales

Internal work like this does not usually need planning permission in Wales unless the building is listed. Building regulations approval is needed for the structural work.

Scotland

Internal alterations rarely need planning permission in Scotland, but structural work needs a building warrant before it starts.

Northern Ireland

Internal alterations rarely need planning permission in Northern Ireland, but structural work needs building control approval.

What about building regulations?

Building regulations approval is needed for any structural change, with calculations for the beam, padstones and any posts.

What should I think about before starting?

Shared chimney breasts and walls can involve the Party Wall Act.
The beam size can mean a downstand in the ceiling unless it is set flush within the floor.
Removing walls can affect the fire escape route on open-plan ground floors in three-storey houses.
Pipes and cables in the wall need rerouting first.

How does the project run?

Tell us about the project. Call, use the guide price tool or send the form with a few photos and a postcode.
Free site visit. We measure up, look at access, drains and the structure, and talk through options and budget.
Design and fixed price. You get drawings and a written price for the agreed specification before anything is ordered.
Build and hand over. Our teams build to the programme, building control inspects, and you get the completion paperwork at the end.

Questions about structural alterations

How much does it cost to remove a load-bearing wall?

Usually £3,000 to £7,500 including VAT for a single wall with a steel beam, calculations and making good.

Do I need building regulations approval to remove a wall?

Yes, for any load-bearing wall. Non-structural partitions usually do not need approval.

How do I know if a wall is load-bearing?

We check on site and confirm with the structural engineer.

How long does it take?

The structural work is usually done in a few days, with one to three weeks including making good.

Can the steel be hidden in the ceiling?

Often it can be set within the floor depth, avoiding a downstand. The engineer confirms what is possible.

Related projects

Guides

Where do we build structural alterations?

We take on structural alterations across England, Wales, mainland Scotland and Northern Ireland. Choose your area: