Removing a wall: load-bearing or not, and what to clarify first
Anyone who wants to remove or open a wall first asks: is it load-bearing? From the outside, that often cannot be said for sure. This guide explains the difference, how to recognise a likely load-bearing wall, what needs clarifying under building law in Baden-Württemberg, and who decides what before a demolition contractor starts work.
Remove the wall completely or just open it?
If a wall is to go completely, that is a demolition of the wall. If you only want a door or passage opening, it is called a wall opening. The same basic questions apply to both: is the wall load-bearing, who clarifies that, and what does building law require?
Load-bearing and non-load-bearing walls: what does it mean?
A load-bearing wall takes loads, for example from floors, walls above or the roof, and carries them down. Bracing walls keep the building stable. Building law therefore speaks of “load-bearing or bracing” elements.
A non-load-bearing wall, such as a partition wall, carries no such loads. But a wall can look unremarkable and still carry loads.
How to recognise a likely load-bearing wall, and why that is not enough
Signs that point in that direction
These clues can help, but they are not proof:
- Building plan or floor plan: load-bearing walls are often drawn differently from partition walls.
- Wall thickness: load-bearing walls are often thicker, but not always, especially in older buildings.
- Position: external walls, walls in the middle of the building and walls that run through several storeys are often load-bearing.
- Floors: if floors or beams rest on the wall, that suggests it is load-bearing.
What only a specialist planner can decide
Whether a wall is load-bearing, and what an intervention means for the building, is assessed by a specialist planner (structural engineer, structural designer or architect). An estimate from a photo or from tapping the wall is no substitute.
What needs clarifying legally in Baden-Württemberg
Building law (Landesbauordnung)
The Landesbauordnung (LBO, the Baden-Württemberg building code) lists projects that need no building permit procedure (verfahrensfreie Vorhaben, § 50 with its annex). These include changes to load-bearing or bracing elements inside residential buildings of building classes 1 and 2. Changes to non-load-bearing and non-bracing elements inside structures are also exempt from the procedure.
Building classes 1 and 2 essentially cover smaller buildings up to 7 metres in height, with no more than two units of use and no more than 400 square metres in total. These are typically smaller houses, including terraced houses and semi-detached houses.
No procedure required does not mean no rules. Even projects without a procedure must comply with public-law regulations (§ 50 Abs. 5), and structural stability must be ensured during demolition work too (§ 13). For larger buildings, such as apartment blocks, or other types of building, the exemption for load-bearing elements does not simply apply. Whether a procedure is needed in your case, and which one, is clarified by the local building authority (Baurechtsbehörde) or your planner.
Condominium
Under § 5 Abs. 2 of the Wohnungseigentumsgesetz (WEG, German condominium act), parts of the building that are needed for its structure or safety are not part of your individually owned unit, even if they lie inside your flat. Structural changes to the common property are governed by § 20 WEG and are decided by the owners’ association. What applies to non-load-bearing partition walls is often set out in the Teilungserklärung (declaration of division).
Rented flat
In a rented flat, you should generally only make structural changes with the landlord’s written consent.
Who does what?
| Who | Task |
|---|---|
| Owner or property management | Decide on the project and obtain the necessary consents |
| Structural engineer, structural designer or architect | Assess whether the wall is load-bearing and how the building stays stable after the intervention |
| Building authority (Baurechtsbehörde) | Clarifies on request whether the project needs a procedure |
| Demolition contractor | Carries out the work once the clarification is complete |
AS ABBRUCH carries out wall openings and the demolition of walls. The structural assessment belongs in the hands of specialist planners.
What affects the cost
Specific prices cannot be given responsibly without a site visit. Typical factors are:
- Material and thickness of the wall
- Size of the opening, or of the wall to be removed
- Access to the site, and the effort for protection and cleaning
- Whether planning or a structural check is needed first. Specialist planners provide these services
- Cables and pipes running inside the wall
- Amount of construction waste and its removal
Checklist before you get in touch
- Have the plan or floor plan ready, if you have one
- Take photos of the wall from both sides
- Find out who owns the wall (owner, owners’ association, landlord)
- Find out whether a structural assessment is needed and who will do it
- Obtain the necessary consents
- Note down what is known about cables and pipes in the wall
Quick answers
Do I always need a building permit to remove a load-bearing wall?
No, not as a blanket rule. In Baden-Württemberg, changing load-bearing elements inside residential buildings of building classes 1 and 2 needs no permit procedure. For other buildings, the individual case has to be clarified, and even projects without a procedure must comply with all regulations.
Is my floor plan enough to tell whether the wall is load-bearing?
It can give clues, but it does not replace a professional check by a structural engineer, structural designer or architect.
Can I remove a wall in a condominium?
Load-bearing parts usually belong to the common property, and the owners’ association is responsible for changes. For non-load-bearing partition walls, the Teilungserklärung is a good place to look.
Does my landlord have to agree?
As a rule, yes. Get the consent in writing before you change anything.
Sources
- Landesbauordnung für Baden-Württemberg (LBO), Neufassung vom 16. März 2026 – Gesetzblatt für Baden-Württemberg 2026, No. 44
- LBO Baden-Württemberg, Anhang zu § 50 Abs. 1 (Lesefassung) – Projects without a permit procedure, no. 2: load-bearing and non-load-bearing elements
- § 5 Wohnungseigentumsgesetz (WEG) – Subject and content of individually owned units
- § 20 Wohnungseigentumsgesetz (WEG) – Structural changes
This guide offers general orientation and replaces neither legal advice nor a structural assessment. For your individual case, the local building authority (Baurechtsbehörde) and a specialist planner are the right contacts.
The clarification is done. What now?
Once it is confirmed that the wall can be opened or removed, AS ABBRUCH takes care of the wall opening. Describe your project, ideally with photos.
Go to the wall opening service →