Wall removal, new openings and structural steelwork

Load-bearing wall between two Victorian reception rooms held on Acrow props and strongboys while a steel beam sits on padstones — Illustration: temporary props and strongboys hold the wall above while the new steel beam is set on padstones.

Load-bearing wall removal and RSJs

A wider opening can change how adjoining rooms work together. The package may include protection, temporary works, controlled removal, installation of the engineer’s specified beam and supports, and reinstatement around the opening.

Agree whether the finished beam will stay visible or sit within the ceiling line. Services, floor levels, cornices and existing finishes can all affect the final detail and the quotation.

Chimney breast removal

Removing a chimney breast can release useful room space, but the retained masonry and anything supported above must be assessed before the scope is fixed.

Tell us which floors are affected and whether the external stack stays. The quotation should separate support work, masonry removal, roof work where needed, floor repairs, plastering and decoration.

Start with the design and the finished room

Structural steel beams and column with blockwork during construction — Structural steelwork and blockwork during construction, from our director’s project experience.

A photograph cannot confirm the loads carried by a wall or the correct beam size. A structural engineer’s information and a plan for the temporary support and sequence are needed for load-bearing alterations. Design, applications, inspections and any party-wall advice should have named responsibilities before work starts.

Internal alterations can also change fire escape routes and affect neighbouring properties or retained services. Building regulations normally apply to removing walls or creating openings. Planning, listed-building and landlord requirements depend on the property. We price the construction package against the agreed information.

What affects wall removal and chimney removal costs?

Opening width alone is not a reliable comparison. Two similar openings may need different support arrangements, access and finishing work.

Quotation item	What to make clear
Design and support	Engineer’s drawings, temporary works, beam and bearing details, and responsibility for approvals.
Access and handling	Floor level, delivery route, lifting arrangements, protection and waste removal.
Existing services	Electrical, heating or plumbing alterations and who carries out isolation and reinstatement.
Making good	Ceilings, floors, joinery, plastering, decoration and any required protection to the steelwork.

The written quotation identifies inclusions, exclusions, supply responsibilities and any provisional items. Confirm VAT treatment and payment stages for the agreed package.

Compare quotation scopes

Questions before you start

Can you quote before the structural drawings are ready?

Yes, we can discuss the intended work and tell you what is missing. A firm construction scope needs the relevant design and site details, and any early allowances should be clearly labelled.

Can we remain in the house?

Sometimes, but that depends on access, the work zone and essential facilities. Tell us which rooms must stay available so we can discuss protection and any temporary arrangements.

Is chimney breast removal the same as removing the stack?

No. The breast is the part within the building and the stack is above the roof. Say what is to remain, because support, access and roof reinstatement differ.

What to send for a useful quotation

Send the postcode, photographs of both sides of the proposed opening, affected floors, approximate dimensions and any engineer’s drawings. Include whether the home is occupied and the finish you want. A site visit may be needed before the quotation is finalised.

Related work

House extensions

Home refurbishment

Kitchen refurbishment

Further guidance

Planning Portal: internal walls ↗

Richmond Council: chimney removal guidance ↗

Structural alterations in London

Tell us which wall or chimney breast.