Structural alterations in Galashiels

Covering Galashiels

We work in Galashiels (TD1) and the places around it, including Selkirk, Hawick and Kelso.

Projects in the Scottish Borders are taken on by arrangement, and any travel and accommodation costs for the team are shown openly in the quote.

Homes in the Scottish Borders

In Scotland many families extend bungalows and semis, while tenement flats bring shared ownership of roofs and walls that needs agreeing early.

What goes into 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.

Building control application and inspections
Steel beam installation on padstones
Fire protection and plaster encasement

What is the guide price for a structural alteration in Galashiels?

What structural alterations typically cost. These are guide ranges; the written quote for your house replaces them.

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

Planning and building rules in Galashiels

In Scotland the key step is the building warrant, which must be granted before work begins. Planning permission is decided separately by the council, and work on shared walls is handled under your title deeds rather than a party wall act.

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

What should I think about before starting?

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.

From first call to completion

Send us the details. Give us a postcode, a rough idea of size and some photos, by phone, form or the guide price tool.
We visit and measure. A surveyor checks the house, the boundaries and the ground, and discusses what is realistic.
Price and paperwork. The design is priced line by line, and we submit the planning and building control applications.
Build and hand over. Our teams build to the programme, building control inspects, and you get the completion paperwork at the end.

Your questions answered

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.

How long does it take?

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

Who deals with the council for a project in Galashiels?

We do. We prepare the drawings, submit planning or permitted development paperwork if needed, and arrange building control inspections.

Other towns nearby

Learn more about structural alterations, or see every project we cover in Galashiels.