What is a structural alteration?
A structural alteration changes how a house carries its loads, most often by removing a load-bearing wall and replacing it with a steel beam. It is how kitchens and dining rooms become open-plan, and how extensions are joined to the original house.
How much does a structural alteration cost in Dulwich?
In Dulwich, a structural alteration typically costs £5,750–£12,500 for a typical knock-through with steel beam, including VAT at 20% (standard rate). We start from a UK-wide guide and adjust it for London, where labour and materials are typically about 30% above average. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| A typical knock-through with steel beam | £5,750–£12,500 |
| Higher specification | £12,500–£15,500 |
The main things that change the cost:
- Party wall involvement
- What sits above the wall
- Floor and ceiling repairs
- Flush or downstand beam
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a structural alteration in Dulwich?
Before anything is built in Dulwich, we confirm which approvals apply in England. In England removing a load-bearing wall does not need planning permission but does need building regulations approval with an engineer’s calculations. If the beam bears on a party wall, a party wall notice must be served.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
We check this for your address before design work starts, so there are no surprises later.
What we handle
On a typical structural alteration we handle:
- Party wall notices where needed
- Making good, plastering and flooring repairs
- Steel beam supply and installation on padstones
- Fire protection to the steel
- Temporary propping
- Building control sign-off
How long does it take?
The build itself usually takes 1 to 2 weeks on site for a typical knock-through. Before that, surveys, drawings and approvals usually take 6 to 12 weeks, longer if the council asks for changes.
Building in Dulwich
Victorian and Edwardian terraces dominate many London streets, which is why side return, wraparound and mansard projects are so common here.
Dulwich sits in Greater London, about 4 miles south-east of central London. We cover the whole of Dulwich, including postcodes SE21.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about structural alterations in Dulwich
How do I know if a wall is load-bearing?
Only a survey can confirm it. Walls that carry floor joists, roof loads or walls above are load-bearing. We check on site and the engineer confirms.
Do I need a party wall notice?
In England and Wales, if the beam sits in a party wall, yes.
How much does a structural alteration cost in Dulwich?
In Dulwich, a structural alteration typically costs £5,750–£12,500 for a typical knock-through with steel beam, including VAT at 20% (standard rate). Your fixed price depends on the survey and drawings.
Do you build structural alterations in Dulwich?
Yes. We build structural alterations across Dulwich, including postcodes SE21. Every project starts with a free home visit.
Do I need building regulations approval?
Yes. Removing a load-bearing wall is building work that needs approval, with calculations for the beam.