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 the Lothians?
In the Lothians, a structural alteration typically costs £4,250–£9,250 for a typical knock-through with steel beam, including VAT at 20% (standard rate). Building costs in Scotland are close to the UK average, so the figures for the Lothians are close to our national guide. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| A typical knock-through with steel beam | £4,250–£9,250 |
| Higher specification | £9,250–£11,500 |
The main things that change the cost:
- Floor and ceiling repairs
- Flush or downstand beam
- Moving radiators, sockets and pipes
- What sits above the wall
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Do you need planning permission for a structural alteration in the Lothians?
Whether you need planning permission depends on your house and its location in Scotland. In Scotland removing a load-bearing wall needs a building warrant before work starts.
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
The work we manage on a structural alteration:
- Building control application
- Structural engineer’s calculations and drawings
- Steel beam supply and installation on padstones
- Making good, plastering and flooring repairs
- Temporary propping
- Fire protection to the steel
How long does it take?
Allow 1 to 2 weeks on site for a typical knock-through. Design and approvals come first and typically take 6 to 12 weeks, depending on the approval route.
Building in the Lothians
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
Towns we cover in the Lothians include Livingston, Musselburgh, Bathgate, Bonnyrigg, Penicuik and Broxburn.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about structural alterations in the Lothians
Do I need planning permission for a structural alteration in the Lothians?
In Scotland removing a load-bearing wall needs a building warrant before work starts.
How much does a structural alteration cost in the Lothians?
In the Lothians, a structural alteration typically costs £4,250–£9,250 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 building regulations approval?
Yes. Removing a load-bearing wall is building work that needs approval, with calculations for the beam.
What fire protection does a steel need?
Usually fire-rated plasterboard or intumescent paint, as building control requires.
Can the beam be hidden?
Often, by setting it within the ceiling depth. It depends on the joists and span.
How long does a structural alteration take in the Lothians?
Typically 1 to 2 weeks on site for a typical knock-through. Design and approvals beforehand usually take 6 to 12 weeks.