Internal Wall Removal Cost: Ultimate UK Cost Guide [2025]
Thinking about creating an open-plan living space? You’re not alone. I recently took the plunge and removed a load-bearing wall between my kitchen and dining room. Great decision and really opened up the space, but there were definitely costs involved that I hadn’t initially considered. In this guide, I’ll walk you through all the things you need to know about internal wall removal costs in the UK. And of course, I’ll share some money-saving tips I’ve picked up along the way!
Key Takeaways
- The average cost of removing an internal wall in the UK ranges from £1,000 – £5,000.
- Non-load bearing walls typically cost £1,000-£2,000 to remove.
- Load-bearing walls cost £1,500-£5,000 to remove on average due to the need for structural support.
- Factors affecting the price include wall type, size, location, and necessary finishing work.
- Professional structural engineer fees typically cost £250 to £500 for load-bearing walls.
- Most internal wall removals take 1-7 days to complete, depending on complexity.
What Affects Internal Wall Removal Costs?
I’ve found that several factors influence the overall cost of removing an internal wall:
- Wall type: Load-bearing or non-load bearing is the biggest cost factor.
- Wall size and thickness: Larger walls require more work and materials.
- Wall construction: Solid brick, block, or stud partition walls differ in removal complexity.
- Required structural support: For load-bearing walls, steel beams or other supports are needed.
- Location in the UK: Labour rates vary, with London and the South East typically being pricier.
- Access difficulties: Limited access can increase labour time and costs.
- Utility relocation: Moving electrical, plumbing, or gas lines adds significant costs.
- Finishing work: Plastering, decorating, and flooring after removal.
- Waste disposal: Removal and responsible disposal of debris.
Breakdown: Average Internal Wall Removal Costs in the UK
Internal wall removal costs in the UK can vary widely based on the factors mentioned above. On average, you can expect to pay between £1,000 – £5,000.
Let’s take a look at some average costs for non-load-bearing and load-bearing wall demolitions and then look at a detailled cost example for each:
| Wall Type | Average Cost |
|---|---|
| Non-load bearing wall | £1,000 - £2,000 |
| Load-bearing wall | £1,500 - £5,000 |
| Building regulations approval | £400 - £800 |
| Structural engineer (if required) | £250 - £500 |
| Waste removal | £200 - £400 |
Cost Example 1: Removing a Non-Load Bearing Stud Wall
| Item | Cost |
|---|---|
| Wall removal labour | £650 |
| Waste removal | £200 |
| Plastering and decorating | £500 |
| Electrical alterations (2 sockets) | £250 |
| Floor patching | £300 |
| Total Cost | £1,900 |
Cost Example 2: Removing a Load Bearing Wall
| Item | Cost |
|---|---|
| Structural engineer assessment | £500 |
| Building regulations approval | £600 |
| RSJ beam (3.5m) and installation | £1,900 |
| Wall removal labour | £800 |
| Waste removal | £250 |
| Plastering and decorating | £500 |
| Electrical alterations | £400 |
| Floor patching | £300 |
| Total Cost | £5,250 |
Keep in mind that these figures are just estimates. From my experience and talking with various suppliers, I’ve found that these figures can fluctuate quite a bit depending on the complexity and where you live in the UK.
Types of Support Structures for Load Bearing Walls
Different types of support structures can be used to replace load-bearing walls:
- Steel RSJ (Rolled Steel Joist):
- Most common solution
- Requires proper calculations for size and load capacity
- Steel and timber combination:
- Steel beam with timber supports
- Good for certain types of loads
- Reinforced concrete lintels:
- Suitable for shorter spans
- Less commonly used in residential settings
- Glulam beams:
- Engineered wood product
- Attractive finish when left exposed
What is the Process of Removing an Internal Wall?
To help you understand what you’re paying for, here’s an overview of the typical process:
- Initial assessment: Determining if the wall is load-bearing (may require a structural engineer).
- Planning and approvals: Getting building regulations approval if required.
- Preparation: Protecting surrounding areas, setting up dust barriers.
- Utility check: Identifying and addressing any electrical, plumbing, or gas lines in the wall.
- Wall removal: The existing wall is carefully demolished.
- Support installation: For load-bearing walls, installing an RSJ (Rolled Steel Joist) or other support.
- Finishing work: Plastering, decorating, and floor repairs.
- Inspection: Final approval from building control if required.
How long does it take to Remove an Internal Wall?
The time required depends on several factors:
- Wall type and construction
- Wall size and thickness
- Any utility relocations required
- Finishing requirements
For a standard project:
- Non-load bearing stud wall: 1-2 days
- Non-load bearing brick wall: 2-3 days
- Load-bearing wall: 3-7 days (not including waiting time for approvals)
During my own stud wall removal project, the entire job took just under 2 days. For my load-bearing wall project, the on-site work took 7 days, but the entire process including approvals took about 6 weeks.
How to Tell if Your Wall is Load-Bearing or Non-Load Bearing
Before getting quotes, you’ll need to determine if your wall is load-bearing. Here are some indicators:
Possible signs of a load-bearing wall:
- Runs perpendicular to floor joists
- Continues through multiple floors in the same position
- Sits directly above a foundation wall
- Is thicker than other internal walls
- Has a beam or post supporting it
Possible signs of a non-load bearing wall:
- Runs parallel to floor joists
- Was added during a previous renovation
- Is made of lighter materials (typically stud and plasterboard)
- Can be easily removed without affecting the structure
While these signs can help, the only way to be absolutely certain is to have a professional assessment. A structural engineer or qualified builder can provide a definitive answer.
Legal- & Building Regulations and Planning Permission
The regulatory requirements are important to take into account, because removal an internal wall is one home improvement project where cutting corners can be dangerous, costly and result in enforcement action.
Building Regulations Approval:
- Always required for load-bearing wall removal
- Sometimes required for non-load bearing walls if they provide fire resistance between rooms
- Cost: £250-£500 on average
Additionally, removing a load-bearing wall involves several legal considerations:
- Party Wall Agreement: Required if the wall is shared with neighbours, typical costs can range between £1,000-£1,700.
- Planning Permission: Usually not needed for internal work, but check with your local authority as there are exceptions like when you’re in a conservation area with specific restrictions or you’re changing the use of the space
- Listed Building Consent: Essential if your property is listed
- Freeholder Permission: May be needed if you own a leasehold property
How to Find a Reliable Contractor for Internal Wall Removal
Finding a trustworthy contractor is crucial for a safe and effective wall removal. Here’s how I approached it:
- Check credentials: For load-bearing wall work, look for membership in professional bodies like the Federation of Master Builders.
- Verify structural expertise: For load-bearing walls, ensure they have specific experience with structural alterations.
- Read reviews: Check online ratings and ask for references from previous wall removal projects.
- Get detailed quotes: Insist on written quotes that break down all costs.
- Ask about insurance: Confirm they have proper public liability and professional indemnity insurance.
- Clear communication: They should be able to explain the process clearly and answer your questions.
- Compare multiple options: Compare at least three quotes to ensure you’re getting a fair price.
5 Tips to Reduce Your Internal Wall Removal Costs
As someone who loves a good deal, here are my top tips for saving on your internal wall removal:
- Get multiple quotes: I saved over £400 by comparing offers from different contractors.
- Consider the finish level: If you’re planning to redecorate anyway, you might not need perfect finishing from your removal contractor.
- Plan utility rerouting carefully: Organizing the project to minimize electrical and plumbing changes can significantly reduce costs.
- Time it right: Contractors might offer better rates during slower periods (typically winter months).
- DIY prep and cleanup: While the wall removal requires professionals (especially for load-bearing walls), you can save by doing the preparation and some cleanup yourself.
FAQs
Q: How much does internal wall removal cost on average in the UK? A: Internal wall removal in the UK typically costs between £1,000 and £5,000. The biggest cost factor is if your wall is load bearing or non-lead bearing.
Q: How disruptive is an internal wall removal project? A: It’s quite disruptive. Expect noise, dust, and limited access to the areas being worked on. Non-load bearing walls might only cause 1-2 days of disruption, while load-bearing wall removal can affect your home for up to a week or more.
Q: Do I need planning permission to remove an internal wall? A: Generally, you don’t need planning permission to remove an internal wall. But if the wall is load-bearing, you’ll need building regulations approval, which costs £250-£500 on average. If you live in a listed building or conservation area, you may need additional permissions. Always check with your local building control department before starting work.
Q: Can I remove only part of a load-bearing wall? A: Yes, partial removal is possible and often less expensive. You’ll still need structural support for the remaining section, but the overall project scope is reduced.
Q: What if workers find asbestos in my wall? A: If asbestos is discovered, work must stop immediately, and a licensed asbestos removal contractor must be brought in. This will add to your costs and timeline. Homes built before 2000 have a higher likelihood of containing asbestos.
Q: Can I remove a wall between my kitchen and dining room? A: Yes, this is one of the most common wall removals. However, kitchens often have more utilities in the walls (plumbing, gas, electrical), which can add complexity and cost. Also, kitchen walls are more likely to be load-bearing in many house designs.
Q: Will I need to redecorate my entire room after wall removal? A: Usually, yes. Wall removal typically damages adjacent surfaces, and the newly opened space may have mismatched flooring, wall colors, or ceiling textures. Budget for some level of redecoration in your project planning.
Q: How soon can I decorate after the wall has been removed? A: For areas with new plaster, wait at least 4-6 weeks for the plaster to dry completely before painting or wallpapering. Other finishing work like flooring can typically be done sooner.
