UK cost guide · September 2026
How much does it cost to knock through a wall in 2026?
Removing a load-bearing wall and fitting a steel beam costs about £3,000 to £5,400 including VAT for a 3 to 4 metre opening, including structural calculations, building control and basic making good. A doorway-sized opening costs £1,800 to £3,000; wider or complex openings £5,400 to £8,400.
Work out your knock-through with steel beam cost
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Knock-through with steel beam prices in 2026
Ranges are for a typical home outside London, including VAT, before fees and contingency. Use the calculator for your size, region and finish.
| Type | Typical cost |
|---|---|
| Up to 2 m | £1,800 to £3,000 |
| 3 to 4 m | £3,000 to £5,400 |
| Wider than 4 m or complex | £5,400 to £8,400 |
Knock-through with steel beam costs by region
Labour costs vary across the UK far more than materials. London runs about 35% above the UK average and Northern Ireland about 18% below.
| Region | Typical cost |
|---|---|
| UK average (outside London) | £3,000 to £5,400 |
| London | £4,100 to £7,300 |
| South East | £3,500 to £6,200 |
| East of England | £3,200 to £5,800 |
| South West | £3,100 to £5,600 |
| West Midlands | £2,900 to £5,200 |
| East Midlands | £2,900 to £5,100 |
| Scotland | £2,900 to £5,100 |
| North West | £2,800 to £5,000 |
| Yorkshire and the Humber | £2,800 to £5,000 |
| Wales | £2,700 to £4,900 |
| North East | £2,600 to £4,800 |
| Northern Ireland | £2,500 to £4,400 |
Want it for your area? See local prices and council building control fees for 92 council areas.
What's included in these prices
Included
- Structural engineer's calculations
- Temporary supports
- Steel beam (RSJ) supply and fitting
- Building control fees
- Basic making good
Not included
- New flooring across the opened-up room
- Moving radiators, sockets or pipes in the wall
- Redecoration
- Party wall costs if the beam bears on a shared wall
What drives the cost
- Width. Longer spans need heavier steels and bigger padstones.
- What sits above. Walls carrying floors and roof loads need more support.
- Services in the wall. Pipes and cables have to be rerouted.
- Access. Getting a long steel into the house can need extra hands.
Planning, regulations and VAT
Removing a load-bearing wall needs building regulations approval and a structural engineer's design. If the beam bears on a party wall, you must serve a party wall notice on your neighbour.
Checklist: what to ask builders to confirm
Print this or save it as a PDF. Mark each line included, separate or not confirmed as quotes come in. An empty amount means unknown, not free.
| Item | What to confirm | Included? Amount? |
|---|---|---|
| Engineer | Calculations and beam specification. | |
| Building control | Application and inspection. | |
| Temporary works | Props and protection. | |
| Making good | Plaster, flooring and decoration. |
Questions people ask
Do I need building regulations to remove a wall?
Yes, if the wall is load-bearing. You need an engineer's design and building control sign-off.
How long does it take?
Usually two to five days for the structural work, plus time for plastering and decoration.
Sources and method
Our ranges combine published 2026 UK cost guides, industry data and our own survey of council fees. We check them every quarter. They are planning figures, not quotes: always get at least three detailed written quotes. Read how Estiquote estimates work, or download the full cost data.