Home - Building Regs required for removal of internal wall

[timbo343]

We are taking down an internal wall, putting up a RSJ to make the kitchen bigger. Do i need building regs for this?

 

The wall in question is a breeze block wall and above this wall are the joists for the 1st floor. The internal walls on the 1st floor are "egg box" walls not solid walls and stop at the ceiling, not extending into the loft space. This site says we don't need them https://www.planningportal.co.uk/info/200130/common_projects/33/internal_walls

[Seb1780]

We are taking down an internal wall, putting up a RSJ to make the kitchen bigger. Do i need building regs for this?

 

The wall in question is a breeze block wall and above this wall are the joists for the 1st floor. The internal walls on the 1st floor are "egg box" walls not solid walls and stop at the ceiling, not extending into the loft space. This site says we don't need them https://www.planningportal.co.uk/info/200130/common_projects/33/internal_walls

 

That site is about planning permission, that is not the same as building regulations.

 

Planning permission is about how the building looks in the environment and thus doesn't normally apply to internal walls.

 

Building regs are about the structural safety of the building. If you are removing a supporting wall and replacing with an RSJ then I'm sure the local building control team will be interested.

[jamesreedersmith]

Best plan to be sure is ring the local team and have a chat with them and they will tell you straight and an exact answer, then you know for certain.

[elsiegee40]

We had to do building regs as the internal wall we had taken down was a supporting wall. If it’s just a partition then you may be OK.

[CAM]

If in doubt, get it checked. It's better to pay money to make sure you have everything ready and safe instead of your house falling down around your ears.

[3s-gtech]

It also makes a big difference when selling. New buyers want to see paperwork, that things have been signed off etc. The number of sales I've seen delayed/fallen through due to extensions not being signed off is worrying, and it's the same with structural work. A buyer will want to know that the house is safe!

[timbo343]

Thanks, i may have to submit.

 

What happens if i submit an application but no one actually comes out to check it? This has happened to a few people i know that have had the same kind of work done in the area.

[PrimaryNetMan]

We are taking down an internal wall, putting up a RSJ to make the kitchen bigger. Do i need building regs for this?

Yes, and you'll need a structural engineer to calculate the RSJ required.

[SamanthaD]

This is one of those occasions where asking permission is much better than forgiveness.

 

If you can find a contact at the council you can have a quick 5 minute chat with might pay dividends??

[Michael]

I've gone through a similar process myself -

 

As a general rule, if you're changing the external appearance to your property substantially, then you need Planning Permission, but some small extensions are possible under 'Permitted Rights' - the Planning Portal online does explain all with useful examples.

 

Given that you're knocking walls down internally and inserting a structural support; the beam is there to support the load above, so yes it'll need to be checked by Building Control.

 

At the end it means they'll sign everything off and it'll satisfy your insurance company that the work performed is to the correct/expected standard, but separately you know as the home owner that everything is correct and not to expect any unwanted surprises later on.

[Michael]

The Building Control costs in your case will probably cost a couple of hundred - a drop in the ocean given you're probably having a new kitchen once the space has been made larger.

[difinity]

I've done this also.

Step 1 ring the council, tell them what you plans are. They informed me I can't just stick an RSJ in even if my builder has 20+ years experience. They need to see a surveyors report. This was 5 pages of calculations the short of it being the foundations and their thickness. Cost around £250.

Too thin and I need to did a hole in the foundation and fill with concrete to rest the new load bearing block column on.

The council wanted to see my hole and that it was the correct size and then inspect the wall with RSJ on before it's covered/plastered.

The council then signs off the work and you're all covered legally and have the all important paperwork when you come to sell.

[caffrey]

Similar construction to the walls in my house, the walls upstairs are just stud walls not extending into the loft space

 

Naughty me did this by myself a fair few years ago, used common sense and plenty of research - never had an issue... If there was problems would've appeared by now

[timbo343]

So it would seem the majority are saying get regs and i agree as when we come to sell the buyers may want a survey doing on the house.

 

The other part of me is thinking, a family member has just been down this route, about 2 years ago. They took down an internal breeze block wall and put up 2x 3m ish 6'x4' RSJs welded together. The internal walls upstairs are egg box like mine. The family member also works on the council and knows the local inspector.

 

The inspector came out to see if work was ok, family member explained in detail what they had done (i was even involved in putting the RSJ in and neating up) and inspector was fine with it all including the weld.

[Michael]

Presumably structural calculations were provided at the point of application to the council, (hence why they came out to inspect), but yes you can of course do the actual 'installing' bit yourself - this isn't the issue, but the inspector will want to see it's installed correctly and that it's the correct specification/size for the load above. This is what you're paying for.

 

In my experience the structural surveyor (to do the calculations) didn't visit my property, but they have all the information required on a database, as well as knowledge of the area, the materials used and the size of timbers etc etc... so there's no real need. The building inspector will of course visit, as he/she will want to see the works and probably photograph it, then sign it off.

[HarryMonkey]

When I wanted to change a wall a few years ago, I was told that it would need a structural engineers report before anything else. I was also led to believe that this was a legal requirement in order to comply with local building regulations.

[elsiegee40]

We went through the whole structural engineer thing. And had building control visit us before, during and after the RSJ going in.

 

And then had a big problem getting the certificate [emoji849]

 

Our local council contracted out building control to a neighbouring authority as the build finished and the new team denied all knowledge. Fortunately, our builder took photos and documented every in inch of the process. We came so close to having to have all the boxing ripped off the beam so the new inspector could see what had been done

[Homer]

Don't skip doing building control - as mentioned previously if you ever come to sell the house (or if somebody tries to sell it after you're gone) it will be a pain in the arse as it will come up when the solicitors start digging and it would have a good chance of falling through/or a full structural needing doing.

 

Aaaaand if something goes wrong you won't be insured.