TA6 Structural Changes: What to Declare

Structural changes are among the most scrutinised items on the TA6 Property Information Form. Whether you knocked through a wall to create an open-plan kitchen, added a rear extension, or converted your loft into a bedroom, the buyer's solicitor will want to know exactly what was done and whether it was properly approved.

This guide explains which structural changes must be declared on the TA6, what documentation you need to provide, and how to handle the common situation where paperwork is missing. If you're selling a property in England or Wales, getting this right can mean the difference between a smooth sale and weeks of costly delays.

Why structural changes matter on the TA6

The TA6 form is the standard Property Information Form used in virtually every residential sale in England and Wales. Published by the Law Society, it requires sellers to disclose detailed information about their property, including all alterations and additions.

Structural changes are particularly important because they affect the safety and integrity of the building. A load-bearing wall removed without proper support, an extension built without adequate foundations, or a loft conversion with insufficient fire protection can all pose serious risks. This is why building regulations exist \u2014 and why the buyer's solicitor will insist on seeing evidence that the work was carried out to the required standard.

The relevant section of the TA6 is Section 6: Alterations, planning and building control (in the current 4th edition, published 2020). For a full breakdown of this section, see our guide on the TA6 alterations section explained.

Which structural changes must be declared?

You must declare every structural change made to the property during your ownership and any that you are aware of from previous owners. The most common structural changes that require disclosure include:

Load-bearing wall removal

Removing a load-bearing wall to create an open-plan living space is one of the most popular home improvements in the UK. It is also one of the most common sources of problems during a property sale. Load-bearing wall removal always requires building regulations approval. A structural engineer must design an appropriate support \u2014 typically a steel beam (RSJ), a concrete lintel, or a combination of both \u2014 and the work must be inspected and signed off by building control.

On the TA6, you should declare:

• Which wall was removed and where it was located
• When the work was carried out
• Who carried out the work (builder name and contact details if known)
• Whether a structural engineer was involved and, if so, their name
• Whether building regulations approval was obtained
• Whether a building regulations completion certificate was issued (and attach a copy)

If you removed a wall without building regulations sign-off, see our guide on building regulations sign-off missing for your options.

Extensions

All extensions \u2014 single-storey, two-storey, side return, rear, and wraparound \u2014 must be declared on the TA6. Extensions require building regulations approval in every case. They may also require planning permission, unless they fall within permitted development limits set out in the Town and Country Planning (General Permitted Development) (England) Order 2015.

For each extension, declare:

• The type and approximate size of the extension
• The date it was built
• Whether planning permission was obtained or whether it fell under permitted development
• Whether a building regulations completion certificate was issued
• Any guarantees or warranties covering the work

If the extension was built under permitted development, you should ideally provide a lawful development certificate (LDC) from your local planning authority as evidence. You can apply for one retrospectively.

Loft conversions

Loft conversions involve significant structural work: strengthening the floor, installing steelwork, cutting into the roof structure, and building a staircase. Building regulations approval is always required, covering structural calculations, fire safety (including escape routes and fire doors on all habitable floors), insulation, and electrical work.

Many loft conversions fall within permitted development and do not need planning permission, but this depends on the size of the conversion and the type of property. Flats, maisonettes, and properties in conservation areas or with Article 4 directions may have restricted permitted development rights.

Chimney breast removal

Removing a chimney breast \u2014 either at ground-floor level or upstairs \u2014 is structural work that requires building regulations approval. The chimney stack above must be adequately supported, usually with a gallows bracket or steel beam built into the party wall. This is a common source of problems during sales, particularly in terraced and semi-detached houses where the chimney is shared with a neighbouring property.

If a chimney breast was removed without proper support, there is a risk of structural failure. This is exactly the kind of issue that a buyer's surveyor will flag, and if you have not disclosed it on the TA6, the consequences can be serious.

Underpinning

Underpinning \u2014 strengthening or deepening the foundations of a building \u2014 is major structural work that must always be declared. It is typically carried out to address subsidence, and both the underpinning itself and the reason for it are highly relevant to the buyer. Building regulations approval is required, and the buyer's solicitor will want to see the completion certificate, the structural engineer's report, and details of any ongoing monitoring.

Properties that have been underpinned can be more difficult to insure and mortgage, so full transparency is essential. Your insurance history (including any subsidence claims) should also be disclosed in Section 6 of the TA6 (Insurance).

Other structural alterations

The following structural changes should also be declared on the TA6:

• Garage conversions (changing a garage into habitable living space)
• Adding or enlarging openings in external walls (new doors, wider windows, bi-fold doors)
• Changes to the roof structure (raising the ridge, changing the pitch, adding dormers)
• Basement conversions or excavations
• Structural repairs such as replacing a failed lintel or rebuilding a party wall
• Removal or alteration of a floor (for example, creating a double-height space)
• Installing a mezzanine level

What documentation do you need?

For each structural change you declare on the TA6, the buyer's solicitor will expect to see supporting documentation. The key documents are:

If you do not have any of these documents, do not panic \u2014 but do act promptly. The next section explains your options.

What to do if documentation is missing

Missing paperwork for structural work is one of the most common issues that delays property sales. If you cannot find your building regulations completion certificate or planning approval, you have several options. For a full guide, see our article on TA6 building work without consent.

Search local authority records

Your local authority building control department holds records of all building regulations applications and completion certificates. Contact them and request a search for your property. Many councils offer online search facilities. There may be a small fee, typically \u00a310\u2013\u00a350. For planning records, check your council's online planning portal.

Apply for a regularisation certificate

If the structural work was carried out after 11 November 1985 and no building regulations application was ever made, you can apply for a regularisation certificate under regulation 18 of the Building Regulations 2010. The local authority will inspect the work \u2014 which may involve opening up floors, ceilings, or walls to examine the structural elements \u2014 and issue a certificate if the work meets the required standards.

Regularisation fees for structural work typically range from \u00a3300 to \u00a31,200 depending on the type and scale of the alteration. The process usually takes 4\u201312 weeks.

Obtain indemnity insurance

If regularisation is not practical \u2014 for example, because the cost or disruption of opening up the structure is disproportionate, or because the work was done before November 1985 \u2014 your solicitor can arrange an indemnity insurance policy. This covers the buyer and their mortgage lender against the financial risk of the local authority taking enforcement action.

However, for significant structural work such as load-bearing wall removal or underpinning, some buyer solicitors or mortgage lenders may not accept indemnity insurance alone. They may insist on a structural engineer's report confirming the work is sound, or they may require a full regularisation certificate. Discuss this with your solicitor early in the process.

Commission a structural engineer's report

A report from a chartered structural engineer (look for members of the Institution of Structural Engineers or the Institution of Civil Engineers) can provide reassurance that the work is safe, even where formal building control sign-off was not obtained. While it is not a substitute for a regularisation certificate, it demonstrates good faith and may satisfy the buyer's surveyor and solicitor. A structural inspection typically costs between \u00a3300 and \u00a3600.

Common mistakes when declaring structural changes

Based on the enquiries that buyer solicitors most frequently raise, here are the mistakes to avoid when completing the structural alterations portion of the TA6. See also our guide on TA6 common mistakes sellers make for a broader overview.

1. Not declaring work done by a previous owner. If you are aware that a previous owner removed a wall, added an extension, or carried out other structural work, you must disclose it. Stating "Not known" when there is an obvious extension visible on the property will appear evasive and may constitute negligent misrepresentation.
2. Confusing planning permission with building regulations. These are separate consents. An extension that fell under permitted development still needs building regulations approval. Many sellers wrongly assume that "no planning needed" means no approvals were required at all.
3. Providing the initial approval notice rather than the completion certificate. The buyer's solicitor wants the completion certificate, which confirms the finished work was inspected and passed. An initial approval notice or building notice acknowledgement only shows the plans were accepted \u2014 not that the final work met the standards.
4. Failing to mention the Party Wall Act. If structural work was carried out on or near a shared boundary (such as removing a chimney breast on a party wall), the Party Wall etc. Act 1996 may have applied. The buyer's solicitor will want to see a party wall award if one was required.
5. Underestimating the scope of "structural." Sellers sometimes think only major work counts as structural. Installing a new beam to support a wider opening, removing a section of an external wall for bi-fold doors, or lowering a floor level are all structural changes that need to be declared.

The legal consequences of non-disclosure

The seller's duty of disclosure means you are legally required to answer the TA6 honestly and accurately. Concealing structural changes \u2014 or providing false information \u2014 can have serious consequences under the Misrepresentation Act 1967:

• Fraudulent misrepresentation \u2014 you deliberately concealed or lied about structural work. The buyer can claim damages for all losses and the court can set the sale aside entirely.
• Negligent misrepresentation \u2014 you were careless and failed to check the accuracy of your answers. The buyer can claim damages.
• Innocent misrepresentation \u2014 you genuinely believed your answer was correct. The buyer may still be able to rescind the contract, though damages are less likely.

For a detailed look at the consequences of dishonesty on the TA6, see our guide on what happens if you lie on the TA6.

In practice, concealed structural work is often discovered during the buyer's survey, through local authority records, or when the buyer carries out their own renovation work after moving in. The risk of non-disclosure is not theoretical \u2014 claims for misrepresentation relating to undisclosed building work are among the most common post-completion disputes in residential conveyancing.

How to declare structural changes: a step-by-step approach

Here is a practical process for completing the structural changes portion of the TA6 accurately:

1. Walk through your property and list every structural change. Check each room, the loft, the exterior, and any outbuildings. Note any walls that have been removed or altered, extensions, conversions, new openings, and structural repairs.
2. Identify changes made by previous owners. Review the information you received when you purchased the property, including the seller's TA6 form, the surveyor's report, and any solicitor correspondence. If changes are visible (such as a steel beam where a wall once stood), disclose them even if you do not have full documentation.
3. Gather all documentation. Collect building regulations completion certificates, planning permission decision notices, structural engineer's reports, party wall awards, and any relevant correspondence with your local authority.
4. Contact your local authority for missing records. If you cannot find a completion certificate, request a search from your local authority building control department. Check the online planning portal for planning records.
5. Fill the gaps. If no records exist, decide whether to pursue a regularisation certificate or indemnity insurance. For significant structural work, a structural engineer's report can also be valuable.
6. Write clear, specific answers. For each item of work, state what was done, when, by whom, what approvals were obtained, and attach copies of all documentation. Avoid vague statements like "some work was done."

Preparing before you list

The best time to deal with structural change documentation is before you put your property on the market. If you wait until a buyer is found, every week spent chasing paperwork is a week your buyer is waiting \u2014 and potentially losing confidence. This is one of the key reasons sales get delayed or fall through.

By gathering your documents, identifying gaps, and addressing missing approvals early, you can present a complete and credible picture to the buyer's solicitor from day one. This upfront approach \u2014 preparing your legal pack before listing \u2014 is exactly what Pine is designed to support, helping sellers get sale-ready before their buyer arrives.

Sources

• Law Society of England and Wales \u2014 Property Information Form (TA6), 4th edition, 2020
• Gov.uk \u2014 Planning Permission guidance: gov.uk/planning-permission-england-wales
• The Building Regulations 2010 (SI 2010/2214), regulation 18 (regularisation) \u2014 legislation.gov.uk
• Building Act 1984, Section 36 (enforcement) \u2014 legislation.gov.uk
• Town and Country Planning (General Permitted Development) (England) Order 2015 \u2014 legislation.gov.uk
• Misrepresentation Act 1967 \u2014 legislation.gov.uk
• Party Wall etc. Act 1996 \u2014 legislation.gov.uk
• Gov.uk \u2014 Building Regulations approval guidance: gov.uk/building-regulations-approval
• Institution of Structural Engineers \u2014 istructe.org

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