Knocking through to create an open-plan kitchen and living space is one of the most popular home improvements. But if the wall is load-bearing, the job is structural work and must be planned and built properly.
Costs below are typical UK ranges and vary with the wall, the load it carries and access. They are guides, not quotes.
What is a load-bearing wall?
A load-bearing wall supports the weight of the floors, roof or walls above it. Removing it without replacing its support can cause sagging floors, cracks or even collapse. A non-load-bearing (partition) wall only divides space.
How to tell if a wall is load-bearing
Clues include:
- External walls are almost always load-bearing
- Walls running at right angles to the floor joists above are more likely to be structural
- Walls directly under another wall on the upper floor
- Thick walls (more than about 100 mm of brick or block, plus plaster)
- Walls in the middle of the house that line up with the roof ridge or chimney
None of this is certain. Only a structural engineer or experienced builder can confirm after inspecting the building, and sometimes opening up a small section.
What the work involves
- Structural engineer's calculations to size a steel beam (often called an RSJ) or timber/lintel solution and its supports
- Building regulations approval, because structure, fire and ventilation are affected
- Temporary propping (Acrow props or needles) to support the load during the work
- Removing the wall and installing the beam on padstones or posts
- Fire protection for the steel
- Making good: plastering, flooring and decoration
Dust and disruption are significant, so plan to protect furnishings and move out of the working area.
What does it cost?
For a typical ground-floor wall in a standard house, the total including engineering, steelwork, labour, making good and building control is often in the region of £2,500–£6,000. It can be more when:
- the wall carries several floors or a heavy chimney breast
- the steel needs to be large, or must be hidden in the ceiling
- services (pipes, wires, radiators) need re-routing
- a new floor finish is needed to match both sides
The engineer's fee is usually a few hundred pounds, which is small compared with the risk it removes.
Rules to be aware of
- Building regulations approval is needed for structural alterations. See building regulations for house extensions.
- Planning permission is normally not needed for internal alterations, unless the building is listed. See planning permission guide.
- Party wall notice may be required if the wall is shared with a neighbour or the beam bears on one. See party wall agreements.
Opening up to an extension
When you build a rear extension, the old back wall usually needs to be removed or opened. This is the same structural process on a larger scale. Our extension cost guide and kitchen extension guide cover the wider budget.
Do not DIY
Structural alterations are not a DIY job. Hire an insured builder and use a structural engineer's design.
Opening up a home in Newport?
Abron Contracting carries out structural alterations and refurbishments in Newport. Contact us or call 01633379170.
Frequently asked questions
Can I remove a load-bearing wall?
Yes, if it is replaced with a properly designed support such as a steel beam, with building regulations approval and engineering calculations.
How much does removing a load-bearing wall cost?
Typically about £2,500–£6,000 all in for a standard ground-floor wall, and more for complex cases.
Do I need an engineer?
Yes. An engineer calculates the beam size and supports so that the structure stays safe.
Do I need planning permission?
Usually not for internal work, unless the building is listed. Building regulations approval is needed.
How long does it take?
Often a few days to a couple of weeks for the structure, followed by making good and decoration.
