Knock-through walls in Fazeley

What should you know before starting in Fazeley?

Internal alterations in Fazeley don't need planning permission unless the house is listed. Removing or altering a load-bearing wall does need Building Regulations approval, through Lichfield District Council's building control team or a registered building control approver, and a party wall may bring in the Party Wall etc. Act 1996.

Internal alterations to a listed building need listed building consent from Lichfield District Council.
Keep the completion certificate and engineer's calculations safe, as a buyer's solicitor will ask for them.
A beam bearing on a wall shared with a neighbour needs party wall notice at least two months before work.

Postcode district: B78
Planning and building control: Lichfield District Council
From our West Bromwich base: 14 miles

Options to consider in Fazeley

Wide opening instead of full removal

Keeping short sections of wall at each end, or a bulkhead above, lets you open two rooms up while keeping some separation and somewhere to put furniture. It can mean a shorter, lighter steel, and it sometimes gives a better result where the two floors are at slightly different levels or the ceilings don't line up.

Non-load-bearing partition removal

Stud or thin block partitions that carry no weight can be removed without steel, once we've confirmed what's above. The work is mostly making good: patching the ceiling and walls, filling the floor where the wall stood, and moving any sockets or switches. It's the quickest and cheapest kind of knock-through.

Knock-through walls prices in Fazeley

Guide prices start at £1,200 and run to £14,000 depending on size and specification. Opening up a 3.5 m load-bearing wall between kitchen and dining room in a semi: around £4,500–£6,800.

Guide prices for knock-through walls
Option	Guide price	Good to know
Non-load-bearing wall removed	£1,200 – £2,800	No steel, mostly making good
Load-bearing wall with steel beam (up to about 4 m)	£3,800 – £7,500	The usual kitchen-diner or through-lounge
Wide span, chimney breast or multiple steels	£7,500 – £14,000	Bigger steels, more propping and making good

Guide ranges include VAT where it applies. A free survey turns this guide into a fixed, itemised price.

Before you book in Fazeley

Will I get a certificate for the steel beam?

Yes. When building control is satisfied, it issues a completion certificate for the work, and you should keep that with the structural engineer's calculations. A buyer's solicitor will ask for both when you sell, as unapproved wall removals are a common problem in house sales. Steel and other products carry their manufacturers' terms, which are set out in your quote.

Do you cover Fazeley?

Yes. Fazeley (B78) is about 14 miles from our West Bromwich base and inside the area we cover. Call 0800 088 6248 or send the form on this page to book a free survey.

How do I know if a wall is load-bearing?

You can't be sure by looking, so we check on site. Clues include floor joists running across the wall rather than alongside it, a wall directly above on the next floor, or solid brick rather than hollow stud. Even a wall that seems light can carry a load in older houses. A structural engineer confirms it, and the calculations form part of the Building Regulations approval.

Does Lichfield District Council need to approve my knock-through?

Not for planning — internal work isn't development unless the house is listed. Building Regulations approval is needed for structural work such as removing a load-bearing wall, through Lichfield District Council or a registered building control approver.

Nearby places we cover

Other work we do in Fazeley

Book a free visit in Fazeley and we'll tell you whether your wall is likely to need steel before you commit to anything.