In Scotland, altering the structure of a house needs a building warrant under the Building (Scotland) Act 2003, and work must not start until the warrant is granted. When the work is finished, a completion certificate is submitted to the council's building standards service, which must accept it.
Do I need a building warrant to remove a load-bearing wall?
Yes. A building warrant is required for work to which building regulations apply (section 8). The list of work that does not need a warrant specifically excludes alterations to elements of structure and work adversely affecting a separating wall, so structural openings always need one.
How much is a building warrant fee?
Fees depend on the estimated value of the work. Under the fee regulations in force from 1 April 2026:
| Estimated value of work | Fee |
|---|---|
| Up to £5,000 | £215 |
| £5,000 to £10,000 | £215 plus £22 for each extra £500 or part |
| £10,000 to £20,000 | £435 plus £26 for each extra £1,000 or part |
| £20,000 to £100,000 | £695 plus £85 for each extra £10,000 or part |
A late application, where work has already started, is charged at 200% of the fee. Discounts apply where certificates of design or construction are used.
How is the structural design checked?
The warrant application includes the engineer's calculations and drawings, assessed against Standard 1.1 (structure) and the Section 1 guidance in the domestic Technical Handbook. Under the Certification of Design (Building Structure) scheme run by SER Ltd, a certified structural engineer can certify the design, and verifiers must accept that certificate as complying with Section 1. Using a certifier is optional.
What happens when the work is finished?
The relevant person must submit a completion certificate to the verifier confirming the work follows the warrant and the regulations (section 17). The council's building standards service then accepts it, usually after a final inspection.
What if work started without a warrant?
It is an offence to carry out work needing a warrant without one. A late application can be made at any time before the work is complete, at double the fee, and the standards in force at the time of application apply. Where no warrant was obtained at all, a completion certificate submission costs 300% of the fee.
What about walls shared with neighbours?
Scotland has no Party Wall Act. Your title deeds and the general law apply. In tenements, the Tenements (Scotland) Act 2004 prohibits anything that would materially impair the support or shelter of the building, and other owners affected can enforce that. Agree the work with neighbours in writing before starting.
Last checked 1 November 2026.