Removing Internal Walls: Do You Need Permission?

No. Removing an internal wall is not development and does not require planning permission. This applies to all internal walls in all properties, including those in conservation areas and listed buildings.

Exception — listed buildings: If your property is a listed building, any internal alteration — including removing a wall — requires listed building consent. This is separate from planning permission.

This is the critical question. Internal walls are either load-bearing (structural) or non-load-bearing (partition).

Load-bearing walls support the weight of the floor above, the roof, or other structural elements. Removing one without proper support will cause the structure above to sag, crack, or collapse.

Non-load-bearing walls (partitions) simply divide rooms. They carry no structural load and can usually be removed without any structural work.

How to tell the difference:

• Walls that run perpendicular to the floor joists above are more likely to be load-bearing
• Walls directly below another wall on the floor above are more likely to be load-bearing
• Walls in the centre of the house are more likely to be load-bearing than walls near the edges
• Thick walls (225mm or more in masonry) are more likely to be structural than thin stud partition walls (75–100mm)

However, you cannot tell for certain just by looking. The only reliable way to determine whether a wall is load-bearing is to have a structural engineer assess it. This costs £200–£400 for a site visit and report.

When in doubt, assume it is structural and get professional advice.

If the wall is non-load-bearing: No building regulations approval is needed. You can remove it yourself or have a builder do it.

If the wall is load-bearing: You need building regulations approval because the work involves structural alterations. A structural engineer will design a replacement support — usually a steel beam (RSJ or universal beam) supported on steel posts or padstones.

The building regulations application covers:

• Structural design (Part A): The steel beam must be designed to carry the loads previously supported by the wall. The structural engineer provides calculations and a beam specification.
• Fire safety (Part B): If the wall being removed is part of a protected escape route (common if it separates the hallway from a living room), you may need to address fire separation — for example, with a fire door.
• Temporary support: During removal, the structure above must be temporarily supported with acrow props or similar. Your builder should not remove the wall without temporary works in place.

1. Get a structural engineer to assess the wall (£200–£400)
2. If structural: The engineer designs a steel beam and produces structural calculations (included in the fee or £300–£600 additional)
3. Apply for building regulations — Building Notice (quickest) or Full Plans
4. Builder installs temporary support (acrow props)
5. Wall is removed and steel beam installed
6. Building control inspects the steelwork before it is hidden
7. Making good — plastering, redecorating, and floor repair
8. Building control issues completion certificate

Costs vary by wall length, load above, and the specification of the steel beam needed. A simple 3-metre opening in a standard two-storey house is at the lower end; a 5-metre opening supporting a heavy load is at the higher end.

• Removing a wall without checking if it is structural. This is dangerous and can cause serious structural damage. Always get a structural engineer's assessment first.
• Not getting building regulations. If the wall is structural and you remove it without building regs, you will not have a completion certificate. This causes problems when selling — your buyer's solicitor will query it, and you may need retrospective regularisation (50–100% more expensive than the original application).
• Hiding the steel before inspection. Building control needs to inspect the steel beam before it is plastered or boxed in. If your builder covers it up before the inspection, the inspector may require you to open it up again.