Knocking through between a kitchen and a dining room is one of the most common refurbishment changes. Whether it is simple depends entirely on what the wall is holding up.
Partition or load-bearing?
- A partition wall only divides space and can usually be removed with little structural work, although cables, pipes and plaster come with it.
- A load-bearing wall carries the floor or roof above. Removing it needs a beam or other support, designed by a structural engineer, and temporary props while the work is done.
You cannot reliably tell by looking, and the answer in older London houses is often not obvious, so a qualified person should confirm it before anyone starts.
What a structural change needs
- An engineer’s calculations and drawings for the beam, its bearing points and any new foundations or padstones.
- Building Regulations approval, because the structure, fire protection of the steel and the stability of the building are checked.
- Temporary support during the work, and protection of the rooms around it from dust.
- Making good: new plaster, flooring and decoration, and rerouting any services in the wall.
Special cases
- Flats. The lease usually requires the freeholder’s consent for structural alterations, and noise and working-hours rules often apply.
- Shared walls. If the wall is shared with a neighbour, the Party Wall etc. Act 1996 may apply.
- Listed buildings need listed building consent for internal changes.
Read more about when a structural engineer is needed, party wall agreements and refurbishing a flat in London.
This guide is general information for homes in England and is not legal or planning advice. Rules can change and differ between properties and local authorities, so always confirm the position with your council or a qualified professional.
See our refurbishment service or request a quote.