Buying a house where a wall was removed without building regulations approval

4 November 2026 · Blog · Buying a home

A widened opening with new support being installed, done with structural calculations and Building Control approval.

Open-plan kitchens are everywhere, and many were created by knocking through a wall. Sometimes your surveyor or solicitor finds that a wall was removed, but there’s no Building Control completion certificate or structural calculations to show it was done properly.

Why it matters
If the wall was load-bearing, something must now be carrying the floors, walls or roof above it, usually a steel beam. Without paperwork, nobody knows whether that beam is the right size, sitting on adequate supports, or properly protected against fire. Lenders and buyers’ solicitors will usually ask about it.

The usual warning signs
• Cracking in the ceiling or walls above where the wall used to be
• Floors upstairs that feel bouncy or slope
• Doors upstairs that stick
• A boxed-in beam with no record of its size or supports

Your options
• A structural engineer’s inspection: we confirm whether the wall was load-bearing and whether what’s there looks adequate, opening up where needed to see the beam and its bearings.
• Regularisation: the council can sometimes approve unauthorised work retrospectively, which usually needs structural calculations and some opening up.
• Indemnity insurance: your solicitor may suggest this to cover the council taking action over missing approval, but it doesn’t make the structure any safer, and it can be invalidated if you contact the council first. Ask your solicitor before doing anything.

How we help
We inspect the area, confirm what the removed wall was carrying and what’s now supporting it, and tell you whether it looks adequate. If more information is needed, we tell your seller exactly what to open up. If the work needs regularising, we can provide the calculations.

Common questions

Can you tell what the beam is without opening up?
Sometimes, but often not. Beams are usually boxed in. We’ll tell you exactly where a small inspection hole is needed.

Who should pay for the investigation?
It’s often negotiated. Many buyers ask the seller to provide the evidence, or reduce the price to reflect the risk.

How much does a wall assessment cost?
Our load-bearing wall assessment is £600 inc. VAT, or £1,150 inc. VAT from a Chartered Structural Engineer if your lender asks for one. Load-bearing wall assessments →

Book a pre-purchase structural report →
Site visit within 3 working days · report within 48 hours · get in touch or call 020 3835 2633

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• My RICS survey says “refer to a structural engineer”
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• My lender wants a structural engineer’s report
• How quickly can I get a structural report before exchange?
Structural surveys in London →
Structural engineer or RICS surveyor? →