Knock-through walls in Leamington Spa

What should you know before starting in Leamington Spa?

Work inside your Leamington Spa home isn't development, so planning permission doesn't apply — the exception is a listed building, where Warwick District Council would need to give listed building consent. Structural work, new electrics and drainage changes come under Building Regulations.

Keeping a short section of wall at each end can mean a smaller steel and a lower cost.
Steel beams usually take one to two weeks to make once the calculations are approved.
Internal alterations to a listed building need listed building consent from Warwick District Council.

Postcode district: CV32
Planning and building control: Warwick District Council
From our West Bromwich base: 25 miles

Which option fits your home?

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.

Through-lounge

Joining the front and back reception rooms gives one long room with light from both ends. The wall between them is often load-bearing, and on some houses a chimney breast sits nearby, which needs its own support if it's removed. A partial opening with nibs left either side can be a good compromise on cost and structure.

Guide prices for Leamington Spa

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. Your fixed price for the agreed specification follows a free survey at your Leamington Spa address.

Knock-through walls in Leamington Spa: common questions

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.

How do I book a survey in Leamington Spa?

Send the form on this page, use the guide-price tool or call 0800 088 6248 free. We'll ask a few questions about your knock-through and arrange a time to visit.

Should I do the knock-through before a new kitchen?

Yes, the structural work comes first, but plan both together. Knowing the kitchen layout tells us where the steel can sit, where lights and sockets should go, and whether radiators need to move. Doing the wall and kitchen as one project avoids re-plastering twice and means the floor can run through in one go.

Who approves knock-through walls in Leamington Spa?

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 Warwick District Council or a registered building control approver.

Close to Leamington Spa

More services in Leamington Spa

Give us a call on 0800 088 6248, or send a photo of the wall and your postcode, and we'll take it from there.