An open plan living arrangement in a Georgian house renovation. Photo by Inigo.
Taking down internal walls is a common priority in home renovations. Many assume it’s as simple as grabbing a sledgehammer, but this couldn't be further from the truth. Structural considerations, building regulations, and practical logistics must be factored in to ensure your home remains safe and functional.
In this guide, I’ll cover the basics of wall removal, from identifying loadbearing walls to understanding whether you need planning permission or building regulations approval, and the likely costs involved.
Internal walls in your home are classified as either load-bearing or non-loadbearing.
Non-loadbearing walls, which don’t support the structure above, can typically be removed without affecting the building’s integrity.
Loadbearing walls, however, support the structure of your home, such as upper floors or the roof, so they require careful handling. Removing them without proper planning can compromise the stability of your property.
Internal walls play a vital role beyond just structure; they enhance fire safety, reduce noise, define areas, and influence room proportions. They also provide surfaces for furniture and fixtures, so when reconfiguring your layout, it’s essential to ensure the space remains practical.
For large open-plan spaces, underfloor heating is a great alternative. It offers even warmth while also maximising wall availability.
Walls may contain wiring, heating pipes and other electrical and plumbing items, so it's important to decommission these before any work begins.
In older homes, you may also have architectural details such as cornicing and original joinery that need to be protected and integrated into your design.
In this period renovation an opening was formed between the main front and rear rooms while respecting the existing cornice line. Photo by Inigo.
For most homes in the UK, planning permission is not required to remove internal walls. This is because internal alterations are not classified as ‘development’ [Section 55 of The Town and Country Planning Act]. However, if you live in a listed building, you will likely need listed building consent before making any changes to internal walls. In these cases, enlisting an experienced architect can help navigate the process smoothly.
Before you begin, it’s important to review your home insurance policy. Standard policies may not cover any issues that arise during the building works. You may need to take out renovation insurance while construction is ongoing. Additionally, ensure that your builder has public liability, employer’s liability, and contract works insurance in place.
An open plan interior in a renovated Edwardian terrace house by Architecture for London. Photo by Christian Brailey.
Yes, it is possible to remove a loadbearing wall, but this process requires extra care. To maintain the structural integrity of your home, a new supporting structure, such as a beam or lintel, will need to replace the wall. Because this involves significant alterations to the building, you’ll need to apply for Building Regulations approval, which ensures the new structure is safe and compliant.
External walls are always structural, and internal walls located directly beneath them are likely to be loadbearing as well. In older homes, such as Victorian houses, internal walls may support roof joists, and this can be confirmed by inspecting the roof structure to see if it spans onto the walls below. In properties with more than one storey, walls on upper levels that align with walls below are usually load-bearing. You can also check if the wall has a foundation by inspecting beneath the floor.
To be certain, it’s always best to appoint a structural engineer who can assess the building and identify which walls are loadbearing.
If you're removing a loadbearing wall, you'll need Building Regulations approval. This involves submitting structural drawings and calculations to ensure the work is safe. Even if the wall isn't loadbearing but affects fire safety, such as enclosing a hallway or stairwell, you'll need to provide plans showing how escape routes will be maintained. Building control must approve the designs, and you may need to install fire doors or a misting system.
Once the work is complete, building control or an approved inspector will sign off and issue a completion certificate, confirming the work is safe and compliant for future sale.
When opening up a stairway into the living space, measures such as new fire doors and a mist suppression system may be needed. Project by Architecture for London.
In many cases, a concrete lintel will be sufficient for smaller openings in loadbearing walls. However, for larger openings, structural steelwork may be required. This could involve installing a single steel beam between sections of retained wall or using a more complex solution like a goalpost frame or box frame, depending on the scale of the project. The specific requirements will depend on the design of your home and the size of the opening you’re creating.
Even if the section of wall being removed seems small, it’s important to ensure the new structure can support the weight and maintain the overall stability of the building.
While it’s not a legal requirement to hire a structural engineer when removing a loadbearing wall, it’s highly recommended. You will need to provide structural drawings and calculations for building regulations approval, and these are typically produced by a structural engineer. In some simpler cases, a builder or surveyor may be able to supply this information, but for complex projects or those requiring steelwork, appointing a structural engineer is strongly advised to avoid any costly mistakes.
In this house renovation by Square One Architects, a steel box frame has been installed to create a large internal opening between the existing house and new extension.
If you’re removing a non-loadbearing internal wall that doesn’t affect the adjoining structure, a party wall agreement won’t be necessary. However, if the work involves changes to a loadbearing wall and the new supporting structure bears onto a shared or adjoining wall, a party wall agreement may be required. This legal agreement protects both you and your neighbours, ensuring any work doesn’t negatively affect their property.
When removing a loadbearing wall, temporary supports such as acrow props are essential while the new opening is being formed. Builders usually handle this aspect of the work, ensuring the building remains stable throughout the process. If the work is particularly complex or risky, however, the builder may consult the engineer for advice.
Steelwork was added to this period home to create an open plan kitchen-dining space. Photo by Inigo.
If you’re aiming for an industrial look, you might be considering leaving the new steelwork exposed. Note that UK building regulations require all structural elements to provide at least 30 minutes of fire resistance. This is typically achieved by covering the steel with fire-rated plasterboard, but you can also use intumescent paint.
From a design perspective, carefully consider the connections and joints, as these will be visible. Steelwork is typically designed to be concealed, so exposing it requires more consideration.
To create an opening in a loadbearing brick wall by installing a simple steel beam, the typical construction process is as follows:
The cost of removing an internal wall varies depending on the building’s configuration and the size of the opening. For a typical 4-metre wide opening supported by a steel beam, you can expect builders to charge around £2,000 plus VAT. This typically covers the temporary supports, demolition, repairs to the masonry, installation of the steel beam, and fire protection. Additional costs will apply for any interior finishes and decorations.
If you want a flush ceiling by inserting the steel beam within the floor zone, expect to add around £1,000 plus VAT to the total cost.
Structural engineer fees are likely to be around £500 plus VAT.
Open plan kitchen by DGN Studio. Photo by Building Narratives.
For simpler structural works, removing an internal wall can be completed in just a few days. Making good the new opening and redecorating may take a few additional days. More complex structural work, such as installing a goalpost or box frame, can take about a week for the opening and a few more days to finish the space.
When creating open spaces carefully consider original architectural details and the position of furniture and radiators. Photo by Inigo.
The information provided in this article is intended for general guidance and educational purposes only. For specific expert advice on your project, choose a skilled residential architect featured on Designs in Detail.
About the author
Aron Coates is an architect with over two decades of experience, working on projects ranging from historic building restoration to contemporary home design.
