Is temporary works mandatory?

Yes for any load-bearing structural works under CDM regulations. Building control will reject sign-off without it.

Client — typically commissioned alongside structural engineer's permanent works package. Some contractors include in their fee.

Temporary Works Coordinator — a qualified engineer (CITB course + experience) responsible for scheme review and on-site inspection. Mandatory for basements and major demolition.

Does Builderr arrange temporary works?

Yes — packaged with our structural engineer at design stage with TWC appointed where required.

Quick Answer

How much does temporary works design cost for a London renovation?

Temporary works design for a London renovation typically costs £1,500–£8,000. Single-storey side return with one steel: £1,500–£2,500 (propping schedule + needles). Double-storey or wraparound: £3,000–£5,000. Basement underpinning: £5,000–£10,000 (excavation support, dewatering, sequencing). Loft conversion: usually £800–£1,500 when needed. Temporary works coordinator (TWC) fee on larger projects: £400–£900/month.

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What temporary works covers

Propping schedules for load-bearing wall removal, excavation support for basements and underpinning, scaffold loading calculations, crane lift plans, façade retention systems. All work that holds the building safe during construction but isn't part of the finished structure.

Who designs it

Structural engineer typically packages temporary works alongside permanent works design. Larger or higher-risk projects need a separate Temporary Works Coordinator (TWC) — mandatory under BS5975 for category 2/3 works. Basements and major underpinning always need TWC.

When you need it

Any project removing load-bearing structure, digging below adjacent foundations, or with scaffolding loaded beyond standard duty. Building control will request the schedule before sign-off. Skipping temporary works design is a common cause of structural failure on London terraces.

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