Opening up your apartment by removing a wall can completely transform your living space — creating brighter, more open areas perfect for modern Sydney living. But before you start demolition, understanding the crucial difference between structural and non-structural walls can save you thousands in fines, prevent building damage, and ensure your apartment renovation stays compliant with strata and building codes.
🚨 Critical Warning: Removing a structural wall without proper engineering and approval can result in building collapse, strata fines up to $110,000, and orders to reinstate at your expense. Always consult professionals before any wall removal.
Understanding the Difference: Structural vs Non-Structural Walls
✅ Non-Structural (Partition) Walls
- • Purpose: Divide rooms and create privacy
- • Do NOT support building weight
- • Usually plasterboard with timber/steel studs
- • Easier and cheaper to remove ($800-$3,000)
- • Still may require strata approval
⚠️ Structural (Load-Bearing) Walls
- • Purpose: Support floors, ceilings, and roof
- • Critical to building integrity
- • Concrete, brick, or reinforced construction
- • Complex and expensive to modify ($5,000-$15,000+)
- • Always require engineering and strata approval
Important for Sydney Apartments: In strata buildings, structural walls are almost always common property. This means you need a special resolution (75% owner approval) and a registered by-law before any modifications.
Successfully opened living space after professional wall removal assessment
How to Identify if a Wall is Structural
Only a qualified structural engineer or licensed builder can definitively confirm if a wall is load-bearing. However, these indicators suggest a wall might be structural:
🔍 Common Indicators of Structural Walls:
- ▶Vertical Alignment: Wall aligns directly above/below another wall on multiple floors
- ▶Building Core: Part of original building around lifts, stairs, or service shafts
- ▶Material: Made of concrete, brick, or masonry (especially in apartments)
- ▶Building Plans: Marked as load-bearing on strata or architectural drawings
- ▶Thickness: Generally thicker than partition walls (200mm+ vs 90-110mm)
Fine Touch Group's Approach: We always engage licensed structural engineers to assess walls before any demolition. This $500-800 investment can save you from catastrophic mistakes and ensures full compliance with building codes.
Approval Requirements for Wall Removal
For Non-Structural Walls:
Even non-structural walls may require approval in Sydney apartments:
- • Strata approval if wall connects to common property
- • Notification if wall contains services (plumbing, electrical, fire systems)
- • Compliance with noise and dust management by-laws
- • Work hours restrictions (typically 8am-6pm weekdays, 9am-4pm Saturdays)
For Structural Walls:
Structural wall removal requires extensive documentation and approvals:
- 1Structural Engineer's Report & Design
Alternative support design (steel beam, lintel, or column) with calculations
- 2Strata Approval
Special resolution (75% vote) and registered by-law required
- 3Council/CDC Approval
Development Application or Complying Development Certificate
- 4Method Statement
Detailed safety plan including temporary propping during works
- 5Building Certifier Sign-off
Final inspection and compliance certificate
Learn more about the approval process in our comprehensive strata approval guide.
Inbuilt Book Shelf
Safety & Compliance Considerations
🛡️ Structural Safety
- • Temporary Support: Load transfer before removal
- • Progressive Demolition: Staged removal process
- • Monitoring: Check for movement/cracking
- • Weather Protection: During open construction
🔌 Services & Systems
- • Electrical: Rewiring and circuit modifications
- • Plumbing: Pipe relocation if required
- • Fire Systems: Sprinkler/detector adjustments
- • HVAC: Ductwork and airflow changes
🔥 Fire Safety
- • Fire Rating: Maintain required separation
- • Smoke Compartments: Preserve boundaries
- • Exit Routes: Keep emergency paths clear
- • Compliance: Meet NCC fire requirements
🔇 Acoustic Control
- • Sound Transmission: Between apartments
- • Impact Noise: Floor/ceiling systems
- • Privacy: Bedroom/bathroom acoustics
- • Strata Requirements: Noise level compliance
Cost Breakdown: Wall Removal in Sydney Apartments
💰 Typical Cost Ranges (2025 Prices):
Non-Structural Wall Removal
$800 – $3,000+
- • Basic partition wall: $800-1,500
- • With services relocation: $1,500-2,500
- • Including make-good and painting: $2,000-3,000+
Structural Wall Removal
$5,000 – $15,000+
- • Engineering assessment: $500-800
- • Engineering design: $1,500-3,000
- • Council/CDC approval: $1,000-2,000
- • Demolition and beam installation: $3,000-8,000
- • Finishing and certification: $1,000-2,000
For accurate pricing on your specific project, check our detailed renovation cost guide or request a free quote.
Common Mistakes to Avoid
❌ Critical Mistakes That Can Cost You Thousands:
- 1.Assuming a wall is non-structural without professional confirmation
Consequence: Building damage, massive fines, reinstatement costs
- 2.Starting work without strata approval
Consequence: Stop-work orders, fines up to $110,000, legal action
- 3.Not budgeting for engineering and approvals
Consequence: Project delays, budget blowouts of $5,000+
- 4.Ignoring acoustic and fire requirements
Consequence: Failed inspections, expensive retrofitting
- 5.Using unlicensed contractors
Consequence: No insurance coverage, no warranty, personal liability
Stunning open-plan result after compliant wall removal
The Fine Touch Group Wall Removal Process
With 30+ years experience in Sydney apartment renovations, we've perfected a systematic approach to wall removal that ensures safety, compliance, and stunning results:
- 1
Site Inspection & Assessment
Review building plans, inspect wall construction, identify services
- 2
Engineering Consultation
Structural engineer confirms load-bearing status and designs solutions
- 3
Approval Management
Prepare strata documentation, by-law drafting, council/CDC submission
- 4
Safe Demolition
Install temporary supports, controlled removal, dust management
- 5
Structural Installation
Install beams/lintels, ensure proper load transfer, waterproofing
- 6
Finishing & Certification
Plastering, painting, flooring repairs, final inspection and sign-off
✓ Our Guarantee: We ensure full compliance with NCC requirements, strata by-laws, and safety standards. Every wall removal project includes proper insurance, warranties, and certification — so you can enjoy your new open-plan layout with complete peace of mind.
Ready to Open Up Your Apartment?
Don't risk your investment with guesswork. Get professional assessment and compliant wall removal from Sydney's trusted apartment renovation specialists. With 185+ five-star reviews and 30+ years experience, we make structural changes safe and stress-free.
Frequently Asked Questions
Can I remove a wall in my apartment without strata approval?
No. Even non-structural walls typically require strata notification or approval, especially if they contain services or connect to common property. Proceeding without approval can result in fines and orders to reinstate the wall.
How long does the approval process take?
Non-structural walls: 2-4 weeks for strata approval. Structural walls: 8-12 weeks including engineering, strata special resolution, and council/CDC approval. We manage the entire process to minimize delays.
Will removing a wall affect my apartment's resale value?
Open-plan layouts typically increase apartment values in Sydney by 5-15%, especially in older buildings. However, removing a bedroom to create open space might reduce value — consult a valuer or real estate agent first.
What if my strata says no to wall removal?
We can help present a compelling case with proper documentation, engineering reports, and insurance. If still refused, alternative solutions like large openings or partial removal might be acceptable.
Related Renovation Resources
Continue learning about apartment renovations in Sydney: