Can you remove a flat's internal wall or open up its kitchen without BD approval?
Removing an ordinary non-structural wall in a domestic flat is generally exempt from prior Buildings Department approval. Structural elements, a kitchen's fire-resisting enclosure and escape routes can change the answer. Check approved plans and the actual flat before arranging demolition.
Identify the wall before deciding on the procedure
Removing an ordinary non-structural wall inside a domestic flat is generally an exempted building work. The owner does not need prior approval and consent from the Buildings Department (BD), or registered building professionals or contractors solely for that removal. The work must still meet building requirements, including fire safety. A wall's thickness, the sound it makes when tapped and a contractor's verbal assurance do not establish whether it is structural or fire resisting.
If the proposal involves removing or altering a structural wall, beam or column, the owner must appoint an authorized person and a registered structural engineer to advise on feasibility and submit plans. A registered contractor carries out the work only after BD has approved and consented to it. Ask a building professional to compare the approved drawings, relevant minor works records and what has actually been built, especially where earlier renovations may have changed the layout.
| Proposed work | BD route | Check before starting |
|---|---|---|
| Remove an ordinary non-structural wall | Generally exempt from prior approval and consent | Fire and other building requirements still apply |
| Erect or alter a non-structural wall | If it is a prescribed minor work, notify BD before and/or after work as required | Have a professional or prescribed registered contractor classify the work |
| Remove or alter a structural wall, beam or column | Submit plans and obtain approval and consent first | Appoint an authorized person and structural engineer; use a registered contractor |
Buildings Department: alterations and additions in domestic premises
An open kitchen raises a separate fire safety question
The walls or door around a kitchen may be structural, fire resisting, or both. BD says that if the approved plans show them as fire resisting, they generally should not be removed. Where they are not fire resisting, removal may be possible provided the kitchen's position and size stay the same and the proposal meets the other applicable requirements. Moving or enlarging the kitchen calls for professional advice on feasibility before any work is ordered.
If the alteration affects the structure, fire resisting construction or means of escape, an authorized person must handle the submission; a registered structural engineer is also required when structure is involved. Obtain BD's approval and consent before work begins. A project described as 'just one wall' may also affect ventilation, drainage or kitchen fittings, so have the whole proposed layout reviewed rather than treating demolition in isolation.
Check the records and building rules before requesting a final quote
Approved plans and minor works records can be inspected through BD's Building Information Centre or its online building records service. Give a building professional the flat address and both the current and proposed layouts. Ask for a written view identifying the walls, the kitchen enclosure and the applicable route: exempt work, prescribed minor works with notification, or plans requiring prior approval. If the records and the flat disagree, resolve that difference before a contractor removes anything.
Read the deed of mutual covenant and management rules as well. They may require consent from the owners' corporation or property manager for particular works. That private building requirement is separate from BD's statutory process; satisfying one does not satisfy the other. Once the route is clear, seek a quote that distinguishes demolition, protection of adjacent parts, building services and making good, so the proposed work and responsibility can be checked against the professional's advice.
- Mark every wall to be removed or built on a floor plan, rather than using a broad instruction such as 'open the kitchen'.
- Ask who will make each submission or minor works notification, and which prescribed professional or contractor must be appointed.
- Confirm the kitchen's fire resisting construction, escape route and any management consent before agreeing a start date.