Cost of Installing or Removing a Load Bearing Wall
Installing or removing a load-bearing wall is a major home renovation project that involves several complexities, from structural calculations to the installation of supportive beams. Whether you're aiming to open up space for a more open-plan layout or need to replace an old, load-bearing wall with a more modern design, understanding the costs involved is crucial.
In this article, you'll discover the following:
- A complete pricing breakdown, including the costs of labour and materials
- An overview of the types of load-bearing walls and their implications
- How long the job should take and what factors impact the timeframe
- Common FAQs regarding load-bearing wall installation/removal
- The benefits and risks of removing or installing a load-bearing wall
What is a Load Bearing Wall?
A load-bearing wall is a critical structural element that supports weight from the roof, floors, and other loads above it. Removing or installing such a wall requires careful planning to maintain the structural integrity of your property. To replace or remove a load-bearing wall, you'll need to install a supporting beam, often called an RSJ (Rolled Steel Joist) or similar, to ensure that the weight is properly distributed.
Average Costs of Removing or Installing a Load Bearing Wall
The cost to remove or install a load-bearing wall will vary based on several factors such as location, wall size, materials used, and complexity of the work. The average costs are as follows:
| Job Type | Cost (Labour & Materials) | Duration |
|---|---|---|
| Single Doorway (approx. 1m) | £1,000 - £1,500 | 1 - 1.5 days |
| Double Doorway (approx. 2m) | £1,250 - £1,750 | 1.5 - 2 days |
| Large Open Plan (approx. 4m) | £1,500 - £2,000 | 2 - 3 days |
| RSJ Installation (supply only) | £800 - £1,100 | N/A |
| Structural Engineer | £50 - £90 per hour | 1 - 2 days |
Note: Prices may differ depending on your location, especially if you're based in larger cities like London, where costs can be 20-30% higher.
Costs of Materials for Wall Removal
When removing a load-bearing wall, a critical part of the job is installing a support beam like an RSJ. Below are average material costs:
| Material | Cost |
|---|---|
| RSJ (Rolled Steel Joist) | £800 - £1,100 |
| Concrete Lintel | £70 - £400 |
| Steel Lintel | £80 - £1,000 |
| Padstones | £50 - £150 |
Additional Costs to Consider
- Redecorating Costs: After the wall removal, you'll likely need to redecorate the space. A painter and decorator typically charges around £140 - £160 per day.
- Party Wall Agreement: If your wall is a shared structure (e.g., in terraced or semi-detached houses), you may need a party wall agreement, which can cost £120 - £250 per hour for a surveyor.
Relocating Utilities: Moving utilities like radiators or light switches due to the wall removal can add extra costs. Expect to pay:
- Relocating a radiator: £140 - £160
- Repositioning electrical outlets: £100 - £150 per day
- Waste Removal: Demolition of a load-bearing wall creates significant waste, and disposal costs can range from £100 - £175 depending on the volume.
- Floor Levelling: If the floors are uneven after removing the wall, you may need to level them, which can cost £10 - £200 per square metre.
Labour Costs and Timescales
Labour costs for removing or installing a load-bearing wall typically range from £150 - £250 per day for a builder. Structural engineers may charge around £50 - £90 per hour for calculations, while electricians, plumbers, and plasterers may be needed depending on the specifics of the job.
Here’s a breakdown of estimated labour costs:
| Labour Type | Hourly Rate | Duration |
|---|---|---|
| Builder (general) | £150 - £250 | 1 - 3 days |
| Structural Engineer | £50 - £90 | 1 - 2 days |
| Plumber | £140 - £160 | 1 - 2 hours |
| Electrician | £100 - £150 | 1 day |
| Plasterer | £150 - £250 | 1 - 2 days |
Types of Load Bearing Walls and Installation Considerations
There are different types of load-bearing walls, and the cost will depend on the type and size of the structure being removed:
- Internal Load-Bearing Walls: These walls often support multiple floors. Removing them requires significant support beams, which can increase the overall cost of materials and labour.
- External Load-Bearing Walls: These walls support the roof and may require even more robust structural work to ensure that the home remains stable during and after the removal process.
Pros and Cons of Removing a Load Bearing Wall:
- Pros: Opens up space, enhances the aesthetic appeal, and improves natural light flow in a room.
- Cons: Expensive due to the need for a structural engineer and reinforcement beams. Incorrect installation can lead to structural issues.
FAQ's
Can I remove a load-bearing wall myself?
- It's not advisable to attempt this as a DIY project. A structural engineer and builder are necessary to ensure that the weight is properly supported.
How do I know if a wall is load-bearing?
- You can hire a structural engineer to assess the wall, or check if the wall runs along the foundation of the home or directly beneath upper floors or the roof.
Do I need planning permission to remove a load-bearing wall?
- Typically, no. However, you’ll need building regulation approval to ensure the work is up to code.
How long does it take to remove a load-bearing wall?
- On average, the job takes 1 to 3 days depending on the size and complexity of the project.
What if my home has a party wall?
If you share a wall with a neighbour, you’ll need a Party Wall Agreement, which can involve a surveyor to assess and approve the work.
Removing or installing a load-bearing wall is a costly but valuable home improvement project that can dramatically change the look and feel of a home. Ensure you hire the right professionals to handle the structural aspects of the project, and be prepared for the additional costs of waste disposal, utilities relocation, and redecoration. Understanding the full scope of the costs and timing involved will help ensure the success of your renovation project.