Load Bearing Wall Removal Cost

How Much Does It Cost to Remove a Load Bearing Wall?

Do you need to remove a load bearing wall?

The average cost to remove a load bearing wall is around £1,200 to £1,750.

However, this price can vary depending on a number of factors, including:

• Your location - Homeowners in London and the surrounding areas will pay more than those further away from the capital.
• The wall size - The wider the gap, the larger the RSJ.
• Structural complexity - What's above the load bearing wall? If it's another floor, a loft conversion, or the property's roof, greater engineering will be required.

Now, let's look at the typical costs of removing a load bearing wall in more detail.

Load Bearing Wall Removal Prices

Below is a list of the average costs of removing a load bearing wall:

Supply Cost of Removing a Load Bearing Wall

Below is a list of supply costs for removing a load bearing wall:

What's Included in My Removing a Load-Bearing Wall Quote?

To help you budget for your load bearing wall job, here's what's commonly included in your quote - and, crucially, what isn't:

• Supply of RSJ
• Labour
• Structural engineer calculations
• Waste removal

Here's what isn't typically included in a load bearing wall removal quote:

• Electrical, plumbing, or gas work
• Plastering and decorating
• Repairs to flooring

Labour Cost to Remove Load Bearing Wall & Timescales

Most of the work of removing a load bearing wall can be carried out by an experienced local builder.

You will also need a structural engineer and possibly an electrician and a plumber, depending on the location of the wall to be removed.

When you remove a load bearing wall, you will need to install an RSJ. Before getting a quote for an RSJ installation, you need to remember that part of installing an RSJ is the expert calculations required by a structural engineer.

A structural engineer will charge around £90 to £200 per hour to calculate the required strength of your RSJ.

Removing a load bearing wall takes around 1 to 3 days depending on the size and location of the wall.

The labour costs for removing a load bearing wall will usually fall somewhere between £150 to £250 per day, and builders will work in pairs for this type of work.

You will also need to bring in a plasterer to finish the room once the wall has been removed and an RSJ has been put in its place. You can expect the cost of a plasterer to be around £150 to £250 per day.

Factors That Impact Load Bearing Wall Removal Costs

Several factors affect the cost of removing a load bearing wall. Below is a list of the cost factors that you need to be aware of:

Size of the Job

The size of the job can affect the overall cost, as the bigger the job, the more you can expect to pay for the work.

If you want to knock down a wall to create more open space, this can cost around £2,400 to £3,000. Whereas, by knocking through a single doorway, you can expect to pay around £1,000 to £1,500.

Location of Property

The location of your property can affect the overall cost of the job.

Those located in London may expect to pay around 20% to 40% more for the overall job than those located in the north or other parts of the UK.

Type/Size of RSJ Beam

RSJ size depends on the dimension of the wall that you’re knocking through.

If you're knocking through a single doorway, expect your costs to be lower compared to those of a large open plan space.

Waste Removal

There will be a lot of waste removal involved in a load bearing wall removal job. The amount will depend heavily on the size of the wall. However, the average cost for waste removal on this type of job is usually around £100 to £175.

Floor Levelling

Consider levelling off flooring, especially in older homes. Floors on either side may not align and may need levelling. This often costs around £10 to £25 per square metre. The actual cost will depend on the materials used.

Additional Load Bearing Wall Removal Costs

There are a number of additional costs that you may need to consider when it comes to removing a load bearing wall.

Below is a list of the additional costs that may accompany this type of job:

• Redecorating Costs — On average, a painter and decorator will charge around £150 to £400 per day. Prices in London are likely to be a little higher than this. The price you pay will depend on things such as your location, the size of the room, and your choices of decoration.
• Party Wall Agreement Costs — If you live in a terraced or semi-detached house, a party wall is jointly owned, so any changes to this wall will be subject to a party wall agreement. This involves hiring a professional surveyor who will usually charge around £120 to £250 per hour.
• New Door — If you have removed your wall so that you can add in a door, then you will need to budget for the cost of the door. The cost you pay for this will depend on the type of door that you choose. For example, a softwood door costs around £40 to £50, whereas a hardwood door will cost around £70 to £80 on average.
• Move a Radiator — After your load bearing wall has been removed, you may need to move a radiator. A professional plumber will usually charge around £150 to £400 on average to move a radiator, and the job will usually take around 2 hours.
• Reposition Light Switches and Sockets — To install a light switch or plug socket, an electrician will charge around £50 to £95 per hour. However, this may depend on your location and the difficulty of the job.

What's Involved in Removing a Load Bearing Wall?

You should always hire a professional to remove a load bearing wall for you.

Below is an overview of the steps that a professional builder and structural engineer will take:

Before the Job

• Initial Inspection - A structural engineer will carry out a survey on the wall to calculate the correct measurements for your supporting RSJ beam.
• Prep the Area - The room will be protected with plastic sheets, and cables/pipes will be isolated or rerouted.

During the Job

• Install Temporary Support - Acrow props will be installed to fully support the ceiling.
• Removal Begins - Starting at the top of the wall, a controlled demolition will start.
• Install Padstones and RSJ - Padstones are fitted, and the RSJ will be put into position on the padstones to the height and placement specified by the structural engineer's calculations, ensuring it is level.
• Make Good Around the Beam - Gaps will be filled with blockwork or brickwork to surround the RSJ ends to keep it in place.

After the Job

• Replastering and Finishing - Your plasterer can then re-plaster the ceiling and any parts of wall that are exposed, leaving you to decorate the room as you wish.

Can I Remove a Load Bearing Wall Myself?

Removing an internal, non-load bearing wall can sometimes be a DIY job, but a load bearing wall is a different story.

You should leave this job to the professionals.

You will need to bring in a structural engineer to work out the positioning of your new support beam so that the structure of your home remains intact.

You should also hire professional builders to carry out the demolition of the wall and to install a new RSJ in its place.

Hiring professionals ensures the job is completed safely and correctly. It will also help to keep your long-term costs down, as a professional job will last much longer and will also prevent any extra costs that may occur due to structural complications.

Building Regulations & Planning Permission for Removing a Load Bearing Wall

If you're removing a load bearing wall you won’t usually need planning permission, but you will need Building Regulation approval.

This ensures the work complies with building regulations. The work on removing a load bearing wall can usually be completed on a building notice.

For this work, you won’t usually need full architectural plans.

Do I Need a Party Wall Agreement?

A party wall is a wall that divides you and your neighbour.

If you need to work on a party wall, you must comply with the Party Wall Act.

This Act provides a framework that prevents and resolves any disputes when it comes to party walls. Your neighbours must consent under the Act before work begins.

How Can You Tell If a Wall is Load-Bearing?

A load bearing wall supports the weight of a floor or a roof structure.

You should seek the help of a professional when it comes to determining if a wall is load-bearing or not, however, there are a few clues that you can look out for.

Generally, if a wall is parallel to the floor joists above it, it is not a load bearing wall.

However, if you find that the wall runs perpendicular to the joists, then there is a decent chance that this wall is load-bearing.

Partial walls can sometimes be load-bearing. For example, a builder may have installed a beam to span across the opening section which carried the load above. So, with this in mind, you can’t always assume that a partial wall isn’t load-bearing.

Exterior walls are almost always load-bearing.

Do I Need an RSJ Beam?

If you are removing a load bearing wall, you will need an RSJ beam.

A rolled steel joist is a steel beam which supports the weight above. The cost to install an RSJ is around £1,800 to £2,200.

When you remove a load bearing wall, you must replace it with an RSJ beam to take the weight of the rest of the home above. If not, you risk structural failure.

There are a number of different types of RSJ. The following list explains a little bit about each one:

• Universal Beams - Most common, used for supporting loads across openings.
• Universal Columns - These are thicker than universal beams, often used for vertical support.
• Parallel Flange Channels - These are U-shaped sections, used in lighter support or in tandem with other beams.
• Steel Lintels - Suitable for small openings like windows and doors.

Benefits of Removing a Load Bearing Wall

There are a number of benefits to removing a load bearing wall.

Here are some of the main reasons why someone might want to carry out this type of job:

Open-plan Living

You may want to remove a load-bearing wall to create an open-plan living space.

Open-plan living is a great feature in modern homes. By removing a wall and creating open-plan living space, you can truly transform your home.

Increased Space

You may want to remove a load bearing wall to create more space in your home.

Some walls can take up a lot of room in the home, and so removing them can create a lot more living space for you.

Increased Property Value

When you remove a load bearing wall, you can really open up your home.

This can increase the value of your home and make it a lot more desirable to new buyers.

Checklist: Hiring a Tradesperson to Remove a Load Bearing Wall

There are a few things you will need to consider before hiring someone to replace your load bearing wall. Below is a list of some of the main things that you should consider when looking for the right contractor for the job:

• What are their reviews like? Take a look at their customer reviews via their MyJobQuote profile to get an idea of past experiences.
• Do they offer an itemised cost breakdown? To understand exactly how much work there is to complete, you should always ask for a breakdown of costs so you can ensure you are paying a good price for each element of the job.
• What experience do they have? Specifically, find out if the contractor is experienced in removing load bearing walls, and their associated qualifications.
• Will waste removal be included in your quote? It's always best to double-check this to make sure you're not left with a pile of rubble and additional costs.
• Do they offer a warranty on their work? Find out if your chosen contractor offers any guarantees or warranties with their work before agreeing to work with them to ensure you're covered in the event of any issues.

FAQs