In this article, we’ve gathered information on how much would load-bearing wall demolition cost and shared some money-saving tips to help you during your home renovation.
Removing a load-bearing wall can be a great way to transform a space, and it might not be as expensive or time-consuming as you think. In fact, it can often be completed in just two days.
Taking out a load-bearing wall can greatly enhance your home’s design possibilities, whether you’re aiming for a brighter and more spacious open-plan layout, adding an extension, or merging two small rooms into a larger one.
How much does load bearing wall demolition cost?
The walls that are most frequently removed are typically those separating the kitchen, dining room, and living room, as well as exterior walls for conservatories. On average, the cost of removing a wall ranges from £1,250 to £1,750, while the installation of structural supports typically costs between £800 and £950.
Before you begin any work to remove a wall, the key factor to consider is whether it is a load-bearing wall and whether you’ll need to install an RSJ (rolled steel joints).
The table below takes a look at the estimated costs of removing load-bearing walls by size.
| Size of Wall | Estimated Supply Cost | Estimated Labour Cost | Time Required | Total Estimated Cost |
| One Metre RSJ | £120 | £150 to £200 per tradesperson per day | One and a half days | £1,040 to £1,680 |
| Four Metre RSJ | £240 | £150 to £200 per tradesperson per day | Two days | £1,310 to £2,000 |
| Six Metre RSJ | £360 | £150 to £200 per tradesperson per day | Two days | £1,430 to £2,120 |
Labour cost of load bearing wall demolition
When it comes to labour costs, you can expect to pay between £150 and £200 per day, per tradesperson, for removing a load-bearing wall, which can add up to thousands of pounds.
Typically, this job requires two builders working together, and occasionally, a third person may be needed briefly to assist with positioning the steel beam.
The fees for a structural engineer and building inspection can vary depending on where you live, with an average cost of around £500. Structural engineers may charge an hourly rate or provide a flat fee, which can be more convenient for budgeting purposes as you’ll know exactly how much you need to pay.
Factors that affect the load bearing wall demolition cost
The cost of removing a load-bearing wall can vary depending on several factors. Let’s take a look at some of them so you can understand what might affect your project’s cost.
Rolled Steel Joist Costs
One of the main expenses is the cost of installing an RSJ (rolled steel joist). You’ll need an RSJ to protect your property’s structural integrity and prevent upper levels from collapsing when removing a load-bearing wall.
There are two types of RSJs: H-cross and I-beam. H-cross beams can span up to 100 meters, while I-beams can span between 10 and 30 meters. The choice between H-cross or I-beam will depend on the strength needed for the beam. H-cross beams are heavier and can handle more force, while I-beams are lighter and typically sufficient for residential properties.
On average, the cost of purchasing and fitting an RSJ ranges from £1,600 to £2,200, and the work usually takes one to two days, depending on the size of the beam.
Skip hire cost
Skip hire fees range from £90 for mini skips to £340 for larger ones, with a medium-sized skip costing around £200-£250 for a week’s hire.
Parity Wall Agreement costs
If the wall is a party wall shared with a neighbor, you will need their written agreement before proceeding with the work.
You should explain the plan to your neighbor and how the new steel beam will be fixed to the party wall to provide support. Older properties may require steel columns, and excavation work may be necessary, which should also be communicated to the neighbor.
If your neighbor agrees, you can proceed with the work. However, if they do not, it could cost you around £1,000 to hire a surveyor to assess your plans and your home and write a report.
If your neighbor hires their own surveyor, you must pay for their services as well. The reports are sent to arbitration, and the decision is binding. If there is a dispute, you will need to pay for two surveyors, and the surveyor must be unbiased.
In addition to obtaining permission from your neighbor, you may need to hire a surveyor or architect to calculate the additional support required after removing the load-bearing wall. The cost of this service is typically around £500.
Depending on your local building regulations, you may be required to hire an architect or structural engineer for this job. Architects are generally necessary for more complex plans, such as removing multiple walls or creating a significant structural change. Check our dedicated pages for further details on their services.
Hiring a structural engineer
If you are planning to remove a load-bearing wall, you may need to hire a structural engineer or an architect to calculate the additional support required. The cost for this service is typically around £500. It’s possible that you may not have a choice in the matter, as hiring an architect or structural engineer could be mandated by building regulations.
When it comes to hiring an architect or a structural engineer, the decision may depend on the complexity of your plans. For instance, if you are removing multiple walls and your plans are more intricate, you may need to hire an architect rather than a structural engineer. You can find more detailed information on their respective services by visiting our dedicated pages linked above.
Adding lights, sockets and plugs
If you are creating a larger space by removing a wall, you may need to add more lighting to the area. To do this, you’ll need to hire an electrician.
The cost of adding new light fittings typically ranges from £50 to £100, and the installation process can take between 2 to 3 hours. Additionally, if you want to add a dimmer switch, the cost can range from £30 to £55, and the installation usually takes around one hour.
How long does it take to remove a load bearing wall?
Removing a load bearing wall typically takes around 2 to 3 days. During the first two days, the process usually involves installing the RSJ, removing the wall, and disposing of any waste. On the third day, plastering and finishing work can be carried out. If any electrical or plumbing work is required, additional time will be needed beyond the initial 2-3 days.
Planning permission for removing the load bearing wall
In most cases, you won’t need planning permission to remove a load-bearing wall unless your property is listed. However, you may still need to obtain a building notice from your local council or a private building control body. This will ensure that all fire regulations are still being followed and give you peace of mind.
Completion certificate
After the work is completed, it’s highly recommended that you apply for a completion certificate from the building control body. This will make it easier to sell the property and confirm that all work has been certified properly. The cost for a completion certificate typically ranges from £250 to £450.
Parity Wall Agreement
As touched on earlier, obtaining a party wall agreement typically costs around £100. However, if your neighbor refuses and both parties are in disagreement, it can cost over £1,000 to reach an agreement with the help of structural engineers.
If the work you are doing affects your neighbor’s property, you will be responsible for fixing it at your own expense. To avoid any disputes, it’s important to take photos of both sides of the party wall before starting the work.
Choosing the right contractor
If you’re ready to tackle your load-bearing wall demolition project, it’s essential to make sure you have everything in place before you start. Here’s a checklist of things to consider:
- Visit your local planning department and inform them of your plans.
- Hire a surveyor or structural engineer to inspect the wall and provide the necessary calculations for the RSJ.
- Communicate with your neighbors if your work affects a party wall.
- Inform your insurance company about the proposed structural changes.
- Get quotes from contractors for the building work.
- Decide when to begin the work.
- Apply for a Completion Certificate if you plan to sell your property in the near future.
If you have all these items checked off your list, you’re ready to proceed with confidence. If you need any further guidance or assistance, feel free to get in touch with our demolition contractors UK.