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 Reigate?
In Reigate, a structural alteration typically costs £5,000–£10,500 for a typical knock-through with steel beam, including VAT at 20% (standard rate). Prices across the South East are typically 12% above the UK average for this kind of work, which is reflected in the range for Reigate. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| A typical knock-through with steel beam | £5,000–£10,500 |
| Higher specification | £10,500–£13,000 |
What moves the price most:
- Floor and ceiling repairs
- Flush or downstand beam
- What sits above the wall
- Party wall involvement
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 Reigate?
Here is how the rules work for a structural alteration 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.
Where work involves a shared wall, building on the boundary, or digging foundations within 3 metres of a neighbour’s building and deeper than its foundations (or within 6 metres for deeper work), the Party Wall etc. Act 1996 applies and notices must be served before work starts.
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:
- Structural engineer’s calculations and drawings
- Party wall notices where needed
- Making good, plastering and flooring repairs
- Building control sign-off
- Building control application
- Fire protection to the steel
How long does it take?
Allow 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 Reigate
The South East has a broad mix of housing, from Victorian terraces in the towns to post-war semis and newer estates, so extension types vary street by street.
Our Reigate coverage includes postcode districts RH2, and we also work in nearby places such as Redhill, Horley and Banstead.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 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 Reigate
How much does a structural alteration cost in Reigate?
In Reigate, a structural alteration typically costs £5,000–£10,500 for a typical knock-through with steel beam, including VAT at 20% (standard rate). Your fixed price depends on the survey and drawings.
Do I need a party wall notice?
In England and Wales, if the beam sits in a party wall, yes.
What fire protection does a steel need?
Usually fire-rated plasterboard or intumescent paint, as building control requires.
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.
How long does a structural alteration take in Reigate?
Typically 1 to 2 weeks on site for a typical knock-through. Design and approvals beforehand usually take 6 to 12 weeks.