Wall removal is taking out an internal wall to open up rooms; where the wall is load-bearing, a steel beam sized by a structural engineer is installed on padstones to carry the weight above, with the work approved by building control.
Whatever prompted you to look into removing a wall, whether wear and tear, a growing family or plans to move, we can survey your Lancing home and give you a price in writing. Homes in the South East typically come in at £3,400–£9,000, VAT included, for this kind of work. We also cover Shoreham-by-Sea, Worthing and Portslade, and the same steps apply wherever you are in West Sussex.
- Guide price
- £3,400–£9,000 inc VAT
- Time on site
- 1–3 weeks including making good
- Postcodes
- BN15
- Planning rules
- England
- Local area
- West Sussex
- Survey
- Free, with a written quote
What should you budget for removing a wall in Lancing?
Every figure below is a guide for removing a wall in Lancing, inclusive of VAT. Regional pricing for the South East works out about 12% above the national guide, and the overall span is £3,400–£9,000. The survey costs you nothing, and after it we commit to a firm price for your specification in writing.
| Type of job | What it usually involves | Guide in Lancing |
|---|---|---|
| Non-load-bearing wall | Removing a stud or block partition and making good walls, ceiling and floor. | £900–£2,200 |
| Load-bearing wall up to 4m | A typical kitchen-diner knock-through with one steel beam, calculations and building control. | £3,400–£9,000 |
| Wide or complex opening | Openings over 4m, posts, flush beams or chimney breast removal. | £9,000–£18,000 |
The main things that change the figure:
- Opening width and the load the wall carries
- Beam size, posts, flush fixing and padstone details
- Floor and ceiling repairs where the wall stood
- Engineer, building control and any party wall costs
Scope of the work
- Structural engineer's calculations and beam specification
- Building control application and inspections
- Temporary propping and dust protection during the work
- Wall taken down and waste removed from site
- Steel beam installed on padstones and packed tight
- Plastering, flooring repairs and making good ready for decorating
Homes in West Sussex
Chichester has Georgian brick streets, Downland villages use flint and brick, and Horsham stone slabs cover some older roofs. Worthing and Bognor Regis have interwar and post-war bungalows and semis, Crawley was planned as a post-war new town, and Wealden villages to the north feature tile-hanging and timber framing.
Coastal towns face salt-laden south-westerly winds, while Wealden clay inland can shrink and swell with the seasons.
For removing a wall in Lancing, this means checking things like wall construction, roof structure and existing services before we put a figure on paper.
Planning and building rules in Lancing
Homes in Lancing come under the regulations for England, summarised below. We don't rely on general rules alone: we confirm the position for your address with the council before a quote goes out.
Removing an internal wall does not need planning permission in England unless the house is listed.
If the wall is load-bearing, Building Regulations approval is needed, with a structural engineer’s calculations for the steel beam and padstones. Where the beam bears on a shared wall, the Party Wall etc. Act 1996 applies.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
From survey to handover
Free site survey
It starts with a survey at the property, free of charge. We check condition, access and services, ask how you want the finished result to look, and answer any questions you have about removing a wall.
Written quote
We put everything into a written, fixed-price quote: the specification, what's excluded, staged payments and the expected time on site. Take whatever time you need to decide; there's no pressure to commit.
Dates and permissions
Preparation matters as much as the build. We agree access, parking and working hours with you, order materials in good time, and confirm any permissions so the job isn't held up once it starts.
On site to finish
The job proceeds in the order set out in the programme, with dust and debris kept under control. Finally we tidy away, inspect the work together and pass the finished project over to you with its paperwork.
Working with SK Home Improvements
Frequently asked questions
Can I have a beam that does not show?
A flush or hidden beam sits within the depth of the ceiling so there is no visible downstand, giving a clean, open look. It is possible where the floor joists can be connected into the side of the beam, which takes more steel and labour. It costs more than a standard beam below the ceiling. The engineer confirms whether it suits your house.
What is a steel beam and why is it needed?
A steel beam, often called an RSJ, is a strong steel section installed where a load-bearing wall used to be, so the weight above is carried across the opening to the walls at each end. It sits on padstones that spread the load. The size depends on the span and the load, which a structural engineer calculates. The beam is then boxed in or plastered.
How disruptive is removing a wall?
Removing a wall is dusty and noisy, but the most disruptive part is short, usually one to three days for propping, demolition and installing the steel. We seal doorways with dust screens, protect floors and keep a safe route through the house. Making good, plastering and floor repairs follow over the next week or two. Most people stay at home throughout.
Do I need planning permission in Lancing?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Lancing is in England, so England's rules apply. Many smaller jobs need no planning application, but some still need building control approval. We check what applies to your address before quoting.
How long will removing a wall take?
On a typical home, allow 1–3 weeks including making good. Larger projects, older buildings and extra work found once things are opened up can extend that, while simpler jobs may be shorter. Your quote includes an estimate of time on site, and your point of contact keeps you updated on the programme as the work progresses.
Also covering areas around Lancing
If your address falls within BN15, we cover it. The same goes for neighbouring Shoreham-by-Sea, Worthing and Portslade, which we include alongside Lancing when arranging surveys and quotes.