If you’re planning to remove a major internal wall to open up your space, you’ll need to understand exactly what the job involves. Removing a load-bearing wall is a serious structural alteration and must be handled correctly to ensure the safety, compliance and value of your home.

Understanding Load-Bearing Walls vs Non-Load-Bearing Walls

A non-load-bearing (partition) wall supports only its own weight and can often be removed without major structural changes. In contrast, a load-bearing wall supports floors, roofs or other walls above. As the Planning Portal explains, removal or alteration of an internal wall normally triggers Building Regulations. 

Typical Projects: Open-Plan Kitchens, Wall Openings, Structural Beams

Common projects include removing walls between kitchen and dining rooms, creating large open-plan areas, or installing RSJs (rolled steel joists) to replace the original wall function. These alterations require careful design and professional input.

Building Regulations and Load-Bearing Wall Removal

Authority guidance confirms that removal of a load-bearing wall is “notifiable” work under Building Regulations. A qualified structural engineer must carry out the design, and your local building control must inspect and certify the work.

Planning Permission vs Building Control – What’s the Difference

You may not always need planning permission to remove an internal wall, but you almost always need building control approval if the wall is structural. As the Checkatrade guide notes, planning permission for internal walls is rarely needed but the structural/safety side is important.

Typical Cost Ranges for Removing a Load-Bearing Wall

UK cost guides show removal of a load-bearing wall typically ranges between £1,000-£3,000 for simpler projects. For example, Checkatrade lists average costs between £1,250-£1,750 for basic removal plus extra for supports. 

Cost Drivers: Size, Location, Structural Works, Finishes

Cost depends on size of opening, the need for a steel beam, need to reroute services (plumbing, electrics), location (London/Surrey premiums), and finish quality.

Example Costs for London / Surrey-Based Projects

In the London and South East region you should budget at the upper end of the range due to higher labour and material costs. Always request a detailed quote.

Stage 1 – Initial Assessment and Survey

First you engage a structural engineer to inspect the wall and determine if it is load-bearing.

Stage 2 – Structural Calculations and Drawings

The engineer produces drawings and calculations specifying beam type, padstones and support works.

Stage 3 – Submitting to Building Control / Approved Inspector

You or your contractor submit paperwork to building control and await approval.

Stage 4 – Installation of Support Beam and Finishing Work

With temporary supports in place, removal of the wall proceeds, a new beam is installed, checks are carried out, then finishing (plastering, flooring) is completed.

Structural Failure or Damage

Incorrect removal can lead to sagging floors, cracked walls or even collapse.

Insurance Problems and Sale Impact

Surveyors or solicitors may flag missing building control certificates when you sell, and your insurance may be invalidated.

Hidden Costs from Retrospective Approval

If you need retrospective building control, you may face extra inspections, remedial work and higher insurance premiums later.

Local London & Surrey Expertise

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Full Service: Design, Engineer, Build

From initial consultation through to structural drawings, building control submissions and construction, we manage everything.

Transparent Pricing and Clear Project Management

You receive a detailed, itemised quote, a single point of contact and regular updates throughout your project.