Cost Estimates for Wall Demolition: Insights on Typical Expenses and Key Factors Impacting the Price of Interior Wall Removal
The cost of removing an internal load-bearing wall in the UK can vary significantly, with the average range falling between £1,250 and £1,750. However, some projects may reach up to about £3,500, depending on the size and complexity of the work.
Key cost factors include structural engineer fees, materials, labour and finishing costs, and legal and regulatory fees. Structural engineer fees typically range from £300–£500 + VAT, while materials, especially a rolled steel joist (RSJ), cost around £800–£950. Labour and finishing costs vary by project scale, with larger and more complex removals costing more. Legal and regulatory fees may include Building Notice fees and planning permission, particularly for listed buildings.
Typical price brackets for different project scopes are as follows:
- Partial wall removal with basic support: £1,250 - £2,000
- Full wall removal with structural reinforcement: £2,000 - £2,750
- Removal of long walls with multiple beam replacements: £2,750 - £3,500
It's essential to note that most internal load-bearing walls run perpendicular to floor joists and are located centrally, meaning confirmation by structural plans or an engineer is necessary before removal.
If the wall is non-load bearing, the cost would be lower, but transitions between the two spaces still need to be accounted for. The benefits and drawbacks of open plan versus closed plan kitchens should be carefully considered before deciding to remove an internal wall.
Additional costs may include new flooring, a new ceiling, replastering, and significant decoration. After removing an internal wall, there may be additional repair jobs like plastering and decorating, which will add to the cost.
The size of the internal wall being removed affects the cost. A fully open plan layout may not always be the best choice, and a broken plan layout can be beneficial for busy households and those requiring quiet spaces. It's possible to keep the cost down by rectifying only the line of the old wall instead of the whole new space.
If the wall is a Party Wall (shared with a neighbour), a Party Wall surveyor and potentially a Party Wall Agreement may be required. The cost of removing a non-load bearing wall with a builder's labor is not specified in this article.
Removing a load-bearing wall costs more than a non-load bearing wall due to professional input and structural support requirements. However, removing an internal wall can potentially add significant value to a home, especially in London, with the FMB suggesting it could add more than £48,000 to the average home's value.
[1] Homebuilding & Renovating, "How Much Does It Cost to Remove a Load-Bearing Wall?", link [2] Which?, "How much does it cost to remove a load-bearing wall?", link [3] MoneySavingExpert, "How much does it cost to remove a load-bearing wall?", link [4] Which?, "How much does it cost to remove a non-load bearing wall?", link [5] Homebuilding & Renovating, "Structural engineer fees: How much do they cost?", link
- When planning a home-improvement project that involves removing an internal load-bearing wall, one should consider the associated costs, including those related to structural engineer fees, materials, labor, and finishing costs, as well as legal and regulatory fees.
- Transitioning from a closed plan to an open plan lifestyle within a home-and-garden setting, such as a kitchen, may require the removal of internal walls. The cost of such a project can vary significantly, with the average range falling between £1,250 and £3,500, depending on factors like size, complexity, andwhether the wall is load-bearing or not.
