Cost of Demolishing an Interior Wall: Expert-Backed Estimates and Factors Affecting the Price
Removing Internal Walls: Costs, Considerations, and Advantages
Creating an open-plan kitchen diner can significantly boost the value of a London home, with estimates suggesting that it can add over £48,000 to the average property price (FMB). However, before embarking on this project, it's crucial to understand the costs, considerations, and potential advantages of removing an internal wall.
The average cost of removing an internal load-bearing wall in the UK ranges from £1,250 to £3,500, depending on factors such as wall size, structural complexity, and materials required. In Canada (Toronto), costs tend to be higher, ranging approximately $5,000 to $10,000 due to additional requirements like installing support beams. In the US, the range for single-story homes is roughly $1,200 to $3,000, and for multi-story homes it can rise to $3,000 to $10,000+, factoring in complexities like electrical or plumbing rerouting.
Key factors influencing the cost include wall size and length, structural modifications, labour costs, legal and regulatory requirements, electrical, plumbing, and HVAC adjustments, party wall and shared wall considerations, and finishing works. Longer or larger walls require more structural support and materials, increasing the cost. Adding support beams, often steel, to replace the load-bearing function raises expenses. More complex reinforcements can push costs towards the higher end of the range.
Professional labour rates vary; in the UK, builder day rates average £400–£500, and in specialized cases, engineers and party wall surveyors may be needed. Obtaining building permits, engineering plans, and inspections are necessary and add to the total cost. Failure to comply can cause complications and penalties.
If the wall contains wiring, pipes, or ducts, rerouting these systems significantly increases cost and complexity. Removing walls that adjoin neighbours (party walls) involves additional legal procedures, surveyors, and agreements, with surveyor rates typically ranging from £90 to £450 per hour. After removal, walls need plastering, painting, and flooring repairs, which add to the overall project cost.
Removing a load-bearing wall is more expensive than a non-load bearing wall due to the need for professional input and structural support. However, the effectiveness of removing an internal wall in adding value to a home depends on the new layout it creates. A fully open plan layout isn't always the best way forward, as shown in a look at open plan kitchen vs closed plan kitchen.
To ensure the home's integrity, precise planning is required. It's advisable to obtain a tailored quote from experienced structural engineers or contractors before proceeding with wall removal. If your existing policy doesn't cover removing a wall, you may need to get specialist renovation insurance.
Andy Simms, a building expert at MyBuilder.com with over a decade of experience on the front line in construction, and Tina Patel, a RIBA-chartered architect and director at Architect Your Home, with over 15 years' experience, both emphasize the importance of careful planning and consideration when removing an internal wall. Natasha Brinsmead, a writer with over 20 years of experience in homes and interiors, who has completely renovated several old houses on a DIY basis, offers valuable insights into the practicalities of this project.
[1] MyBuilder.com (2021) How much does it cost to remove a load-bearing wall? https://www.mybuilder.com/cost-guides/how-much-does-it-cost-to-remove-a-load-bearing-wall [3] HomeAdvisor (2021) Cost to Remove a Load-Bearing Wall https://www.homeadvisor.com/cost/structure/remove-a-load-bearing-wall/ [4] Toronto Star (2018) How much does it cost to remove a load-bearing wall? https://www.thestar.com/homes/renovations/2018/03/21/how-much-does-it-cost-to-remove-a-load-bearing-wall.html [5] RICS (2021) Party Wall Surveyors and Agreements https://www.rics.org/uk/knowledge-insight/resources/guides-and-toolkits/party-wall-surveyors-and-agreements/
- To create an appealing home-and-garden and home-improvement project, carefully planning the removal of an internal load-bearing wall might increase the value of a home by over £48,000, especially when transforming a small space into an open-plan kitchen diner, as shown in the case of a London property.
- For those in Canada, the cost of removing an internal load-bearing wall tends to be higher, with estimates ranging from $5,000 to $10,000 due to the additional requirements like installing support beams and the necessity of specialized labour, making it a significant investment for a home-and-garden lifestyle improvement project.
