Removing a load-bearing wall
Removing a load-bearing wall or creating a large wall opening immediately gives your home more space and light, but it is not a job you tackle without preparation. You need to know whether the wall is load-bearing, whether you need an environmental permit and what structural measures are required. This article explains how to map this out and how Tekenpunt manages the entire process for you.
Removing a load-bearing wall requires a permit in most cases, even if the opening is internal: it is a structural intervention that counts as a technical building activity under the Environment Act. A structural calculation is needed to determine the correct steel profile and bearings; this is prepared by a KIWA-certified structural engineer in accordance with the Eurocode. At Tekenpunt a breakthrough drawing costs from €795, the structural calculation €700 and submitting the permit €500.
How do you recognise a load-bearing wall?
Not every wall in your home is load-bearing. A non-load-bearing interior wall can in principle be removed freely; a load-bearing wall is part of the structure and absorbs floor or roof loads. After removal, that load must go somewhere else.
A rule of thumb used by builders: walls running perpendicular to the direction of the floor joists are often load-bearing, walls running parallel to the joists often are not. But this is a rule of thumb, not a certainty. The actual structure depends on the year of construction, the type of foundation, the building method (traditional construction, system-built, cast construction) and any previous renovations.
Always have it checked Never assume a wall is non-load-bearing based on appearance or position alone. A structural engineer or a drawing office that analyses the structural situation can determine, on the basis of existing drawings or an on-site survey, whether a wall is load-bearing. Misjudging this has serious consequences: a floor that sags too much, a deflecting beam or, in the worst case, cracking in the structure.
At Tekenpunt we always first assess the existing situation before drawing up a wall-opening construction drawing. If no existing construction drawings are available, we work on the basis of measurements and a structural assessment by our KIWA-certified structural engineer.
Why does removing a load-bearing wall always require a structural calculation?
A load-bearing wall absorbs forces from the structure above: the weight of floor slabs, beams, roof structure and everything resting on them. If you remove that wall, those forces must find another path to the foundation. You achieve this with a steel beam (also called a steel girder or IPN/IPE section) or in some cases with a timber beam or concrete lintels.
Choosing the right section Which section you need depends on the span (how wide is the opening?), the load above it (how many floors, what type of floor, roof structure?) and the bearing points on either side (can they handle the additional point load?). All these factors are calculated in a structural calculation in accordance with the Eurocode, the series of European standards that are legally mandatory in the Netherlands under the Bbl.
Consequences of an undersized beam An inadequately dimensioned steel beam deflects. This causes cracks in the floor or the ceiling above, sticking doors and windows and, in the long run, structural damage. A calculation by a KIWA-certified structural engineer is the only way to be certain that the section is correct.
Bearing points and foundation A steel beam rests on bearing points on either side of the opening. Those bearing points (sections of wall, columns or concrete elements) must be able to handle the point load. The structural engineer also calculates whether the foundation beneath those bearing points has sufficient load-bearing capacity. In older dwellings on a timber pile foundation or a narrow strip foundation, this is a point of particular attention.
At Tekenpunt, our KIWA-certified structural engineer handles the complete calculation: from the load diagram to profile selection and bearing detailing.
When do you need an environmental permit for a wall opening?
Many people think that an internal wall opening is always permit-free because nothing visible changes on the outside. This is a misconception.
The rule under the Environment Act Under the Environment Act (2024), an environmental permit for a technical construction activity is required when you carry out structural work. Removing a load-bearing wall and installing a steel beam is a structural intervention and falls under that permit requirement in most cases, even if it is internal. The basis for this is set out in the Building Decree (Bbl) and the associated Environment Regulation.
What are the exceptions? There are situations where the activity is permit-free, but these generally involve non-structural partition walls. As soon as a wall is load-bearing and a steel structural section needs to be installed, the permit requirement is likely to apply. Whether your specific situation requires a permit also depends on the environment plan of your municipality. Tekenpunt checks this for you in the Omgevingsloket.
Aesthetic review assessment An internal wall opening generally does not require an aesthetic review assessment, since there is no change to the external appearance of the building. The municipality only looks at the technical building activity: does the structure comply with the Bbl? For this you need the structural calculation as an attachment to the application.
The Quality Assurance in Construction Act (Wkb) For structures in consequence class 1 (most homes) the Wkb applies. This means an independent quality assurer checks whether the structure is built in accordance with the calculation. The quality assurer verifies the structural calculation and supervises the construction. A well-documented calculation by a certified structural engineer is indispensable for this.
The process: from idea to approved permit
Below you can see how a wall opening project at Tekenpunt unfolds, from the initial request to the moment your contractor can start work.
Step 1: intake and assessment of the existing situation After you fill in the quote form, a draughtsman discusses your plan with you. We look at the current layout, the position of the relevant wall and the available documentation (existing construction drawings, land registry data). Based on this we determine whether a structural engineer needs to be involved straight away or whether we first work out the sketch design.
Step 2: Produce the wall-opening drawing We produce a complete set of permit drawings: site plan, existing and new floor plans and the relevant cross-sections at a scale of 1:100. The drawing shows the position and dimensions of the wall opening, the steel beam and the bearing on either side.
Step 3: structural calculation In parallel with the drawings, our KIWA-certified structural engineer prepares the calculation. He bases this on the developed drawings and load data. The calculation determines the required steel section profile and the bearing detail. Drawing and calculation are coordinated before submission.
Step 4: submission to the municipality Tekenpunt submits the application package via the Omgevingsloket, including the structural calculation as an attachment. You receive a confirmation with the case number. The municipality then has 8 weeks to decide (straightforward cases) or 12 weeks for more complex situations.
Step 5: approval and execution After approval you receive the permit and can engage a contractor. The structural drawings and the calculation are included in the execution file, so the contractor knows exactly which steel profile to order and how the bearing must be executed.
Tekenpunt gets 90% of applications through the aesthetic review first time: no extra correction rounds, no unnecessary delays. The standard delivery time for your drawings is 4 weeks; on a rush basis that is 1 to 2 weeks.
What does it cost to have a wall opening drawn at Tekenpunt?
Below you will find an overview of the rates for a wall-opening project at Tekenpunt. You choose which elements you take from us; we always quote a fixed price for the entire process.
Rates:
- Wall-opening drawing (permit drawing set): from €795
- Add-on structural calculation: from €700
- Add-on submitting building permit application: from €500
- Express surcharge (delivery time 1-2 weeks instead of 4 weeks): €495
What is included in the wall opening drawing?
- Existing floor plan with dimensions
- New floor plan with wall opening and beam
- Relevant cross-sections and elevations
- Site plan
- All files in PDF and DWG for the municipality and the contractor
What is included in the structural calculation?
- Load schedule in accordance with the Eurocode
- Sizing of the steel beam and bearings
- Assessment against the Bbl
- Structural drawings as an appendix
- Signed off by the KIWA-certified structural engineer
- Full alignment with the wall-opening drawing
Combining all components? You pay the rate stated above per item. The final price also depends on complexity: a single wall opening in a partition wall is more straightforward than a wall opening where multiple load paths need to be calculated. You always receive a fixed quote, not hourly rates.
Tekenpunt has been active since 2016 and has supervised more than 800 construction projects, from small wall openings to roof extensions and new builds. That experience means we can quickly assess exactly what your wall opening requires.
Wall opening versus open-plan kitchen: what are the differences?
In practice, two types of intervention occur most frequently: the wall opening between living room and kitchen (open-plan kitchen) and the wall opening between two living spaces (for example living room and dining room or living room and bedroom on the ground floor).
Open-plan kitchen wall opening Here the wall between the kitchen and the living room is (partially) removed. In terraced houses and semi-detached houses that wall is almost always load-bearing, because it supports the floor joists of the upper floor. The wall opening is often 2 to 4 metres wide, which requires a medium-weight steel beam. Depending on the width and the load above, that can be an IPE 200 to IPE 330 or a heavier section.
Wall opening towards the dining room or another space This often involves an opening in an interior wall that runs parallel to the length of the house. Those walls are sometimes non-load-bearing, but for wider openings or walls that also support the floor of a partition wall, a structural check is always necessary.
Fully open floor plan Do you want to merge several rooms into one large open living area? In that case multiple load-bearing walls may be removed. The load is then distributed over a longer beam or a combination of steel sections and columns. The structural engineer then recalculates the entire load path.
Whatever the intervention: never be tempted by a contractor who says he will 'just take a look at whether it's load-bearing'. Only a structural analysis with calculation provides certainty.
Common mistakes when making a wall opening
Based on more than 800 projects, at Tekenpunt we see a number of mistakes that clients or their contractors almost make, but which we can prevent at an early stage.
Not having a structural calculation done The biggest mistake. A contractor who selects a steel beam based on experience or an online calculator does so without the specific load data for your property. It may work out fine, but if something goes wrong, you as the building owner are responsible for structural safety (Bbl).
Insufficient bearing length The steel beam must rest on a sufficient bearing surface. Too short a bearing causes point-load concentration in the wall sections on either side, which can lead to cracking. The structural engineer specifies the minimum bearing length and indicates whether a steel plate or concrete pad is needed.
Failing to apply for a permit Carrying out a wall opening without a permit when one is required causes problems when selling (NVM estate agents request permits), when settling claims with the insurer or during a structural survey. Retroactive legalisation costs more time and money than applying in advance.
Failing to align drawings and structural calculation If you have drawings made by a drawing office and the calculation done by a separate structural engineering firm, those parties need to communicate actively. If they don't, you will discover at submission that the beam on the drawing is 5 cm narrower than the calculation requires. At Tekenpunt, the draughtsperson and the structural engineer work together, so that doesn't happen.
Frequently asked questions
Q01Is removing a load-bearing wall always subject to a permit requirement?
In most cases yes. Removing a load-bearing wall and placing a steel beam is a structural intervention that falls under the Environment Act as a technical construction activity. You will generally need an environmental permit for this. Whether your specific situation requires a permit also depends on the environment plan of your municipality. Tekenpunt checks this for you before we submit the application.
Q02Can a contractor determine on their own which steel beam I need?
An experienced contractor can make an estimate, but a legally sound and structurally substantiated choice requires a calculation by a KIWA-certified structural engineer in accordance with the Eurocode. If the municipality requests a structural calculation with the permit application, or if a quality assurer (Wkb) supervises the work, you will need a signed calculation regardless. Tekenpunt provides this.
Q03How long does it take to obtain a wall opening permit?
Tekenpunt delivers the drawings as standard within 4 weeks; with the express option within 1 to 2 weeks. After submission, the municipality has 8 weeks (straightforward cases) or 12 weeks to decide. Tekenpunt gets 90% of applications through aesthetic review in one go, which prevents extra rounds of delay.
Q04What does a wall opening drawing cost at Tekenpunt?
A wall opening drawing (complete permit drawing set) costs from €795. The structural calculation is an add-on of €700, and handling the environmental permit application costs €500 extra. If you are in a hurry, expedited delivery is available: +30% for delivery in 2 weeks (minimum €295) or +50% for delivery in 1 week (minimum €495), on top of the regular drawing work. You always receive a fixed price, no hourly rates.
Q05Do I also need a structural calculation if the wall opening is only 90 cm wide?
Yes, a structural calculation is needed even for smaller wall openings in a load-bearing wall. The width of the opening is only one factor; the load above (how many floors, what type of floor) and the bearing capacity of the supports on either side are at least as decisive. A narrow opening in a heavily loaded wall may require a heavier section than a wide opening in a lightly loaded wall.
Q06Can I also start without an environmental permit if the contractor says it is allowed?
No. The building owner (you as client) is legally responsible for complying with the permit requirement, not the contractor. If the intervention requires a permit and you start without one, you risk an enforcement order from the municipality. This can also cause problems when selling your home or when a liability claim arises if structural problems occur later.
Q07What is the difference between Tekenpunt and an architect?
Tekenpunt is a drawing office, not an architect. We produce construction drawings, coordinate the structural calculation, and submit the environmental permit on your behalf. We specialise in renovation drawings for private clients: wall openings, roof extensions, extensions and new construction. An architect additionally handles full construction supervision and aesthetic design. For a wall opening that requires a permit, Tekenpunt is the most direct and cost-effective choice.
Q08What if it turns out the wall is not load-bearing after all?
In that case a structural calculation is strictly speaking not required and the wall opening is permit-free in many cases. Tekenpunt then produces a simpler drawing set and advises you on the exact situation. We never charge you for a calculation if it is not needed; the structural engineer assesses this at the intake.
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