Want to remove a load bearing wall? Want to take down a load bearing wall to make the room feel bigger?
The cost to remove a load bearing wall starts at £1,500. It goes up to £5,000.
But wait. When it comes to removing a load bearing wall, there’s more. The cost of removing a load-bearing wall has extras. You need things. Structural calculations. Building control approval. Maybe party wall agreements.
This cost guide shows the average cost of removing walls. It shows the real cost to remove these supports.
The average cost of removing a load-bearing wall depends on size, location, and how hard it is.
Understanding wall removal costs helps you plan. Removing walls needs care. You need pros.
What Is a Load-Bearing Wall?
A load-bearing wall carries weight from floors above down to the ground.
The wall typically connects to floor joists. It holds things up.
Not every wall in the uk is load bearing. Not every wall in your home is load bearing.
You need a structural engineer. They tell if a wall is load bearing before removing the wall.
Common load-bearing walls:
- External walls (always load bearing)
- Central spine walls
- Walls below other walls
- Thick walls over 150mm
How Much Does It Cost to Remove a Load Bearing Wall?
Load Bearing Wall Removal Costs Breakdown
The average cost by size:
- Small wall (under 2.5m): £1,500 – £2,500
- Medium wall (2.5m – 4m): £2,500 – £4,000
- Large wall (over 4m): £3,500 – £5,000+
Complete Cost Breakdown Table
| Project Type | Wall Size | Beam Cost | Labour | Building Control | Party Wall | Total Cost |
|---|---|---|---|---|---|---|
| Single doorway | 1m | £300 – £400 | £700 – £900 | £300 – £500 | – | £1,200 – £1,500 |
| Double doorway | 2m | £400 – £600 | £900 – £1,200 | £300 – £500 | – | £1,500 – £2,200 |
| Small opening | Under 2.5m | £300 – £500 | £800 – £1,200 | £300 – £500 | – | £1,500 – £2,500 |
| Medium opening | 2.5m – 4m | £500 – £800 | £1,200 – £1,800 | £300 – £500 | – | £2,500 – £4,000 |
| Large opening | 4m+ | £800 – £1,400 | £1,800 – £2,500 | £300 – £500 | – | £3,500 – £5,000+ |
| Kitchen and dining | 3m – 4m | £600 – £900 | £1,400 – £1,800 | £300 – £500 | £700 – £1,200 | £2,500 – £4,400 |
Pro services add to the overall cost:
- Structural engineer: £350 – £800
- Building control fees: £300 – £500
- Party wall surveyor: £700 – £1,200 per neighbour
The wall removal cost varies by region. The uk cost varies too.
London costs £5,000 – £8,000. The Midlands cost £3,500 – £5,500. The North costs £3,500 – £5,500.
You pay more for old homes. Victorian terraces cost more. It depends on the size. It depends on access.
Wall costs may cost more with bad access. Party wall stuff adds cost.
Looking to remove a load bearing Wall?
We are structural engineers who prepare Building Control–ready structural calculations and beam designs for safe load-bearing wall removal.
What Factors Affect the Cost of Removing a Load Bearing Wall?
Wall Removal Cost Factors
Several things affect the cost of removing load-bearing walls.
Size of the Wall Opening
Wall width matters. It sets the size of the beam. You need to install an rsj.
Small openings under 2.5m use standard beams. Two people can lift these.
Medium openings need bigger beams. That’s 2.5m – 4m wide. These need lifting help.
Large openings need heavy beams. That’s over 4m wide. They need lifting gear.
Each size up adds £300 – £600. This adds to the cost of removing a load bearing wall.
What the Wall Supports
Single storey is easy. It holds roof loads only.
Two storey is harder. It holds first floor joists. It holds walls above. It holds roof. This needs strong beams.
Terrace homes are hard. Walls carry loads from party walls too. The cost depends on this.
Location and Access: Wall in the UK Regional Costs
Areas differ. This affects the uk cost a lot.
London averages £5,000 – £8,000. The Midlands run £3,500 – £5,500.
Access matters. Bad access adds 20-30% to costs.
Do You Need a Structural Engineer?
Yes. You need a structural engineer.
They check first. They tell if a wall is load bearing. This is before any structural work starts.
The removal of a load-bearing wall needs proper math. Pro structural calculations.
The structural engineer checks the wall in your home. They find loads. They make structural drawings.
These show the size of the beam needed. They say what you need to install a support. This keeps things safe. Keeps structural integrity. They wall and provide calculations. These go to building control approval.
Cost: £350 – £800. Depends how hard it is.
RSJ and Installing an RSJ: Wall and Installing an RSJ Process
When removing a load-bearing wall, you need to install an rsj.
RSJ means rolled steel joist. It’s a new steel beam. It carries the weight.
RSJ Beam Costs
Common beam costs:
- Small beam (203×133 UB): £300 – £500
- Medium beam (254×146 UB): £500 – £800
- Large beam (305×165+ UB): £800 – £1,400+
- RSJ per metre: £140 – £325 (average £232.50)
- Concrete lintel: £80 – £165
- Steel lintel: £85 – £730
- Steel cavity lintel: £34 – £650
The size of the beam depends on loads. Your engineer works this out.
Looking to remove a load bearing Wall?
We are structural engineers who prepare Building Control–ready structural calculations and beam designs for safe load-bearing wall removal.
Installation Process
Before installing an rsj, builders put up temp supports. These are acrow props. They go both sides. Both sides of where the new steel beam will go.
The wall typically comes down bit by bit. In sections.
Builders work around the supports. They take out brick. They take out services.
Once clear, they need to install a support padstone. One at each end. This spreads the load. The beam’s load.
After the bearing wall has been removed, work is done. The beam is installed. Builders fix it. They take out temp props. They tidy up.
Cost of Removing a Load-Bearing Wall: Labour Costs
Labour is a big part. A big part of the cost of removing these things.
Daily rates in the UK:
- General builder: £180 – £300 per day
- Structural engineer visits: £400 – £600 per day
- Electrician: £200 – £280 per day
- Plasterer: £180 – £250 per day
Standard wall removal takes 2.5-4 days. Labour costs run £600 – £1,200. Depends how hard it is.
Demolition and Making Good
Demolition means breaking out brick. Taking out timber frames. You strip plasterboard. You clear rubble.
A typical wall makes 3-4 tonnes of rubble. You need an 8-yard skip. This costs £150 – £300.
Once gone, you need to make good. Plaster around the beam. Fill where the wall was. Fix nearby walls.
Budget £800 – £1,500 for full redo.
Do You Need a Party Wall Agreement?
Maybe. If removing the load bearing wall in a terrace house, you might. Or in a semi house.
You may need a party wall agreement. This comes under the Party Wall Act 1996.
When You Need Permission
You tell neighbours in some cases.
Working within 3 metres of a party wall? Tell them.
Work affects shared things? Things on both sides of the party wall? Tell them.
Your party wall surveyor sends formal notes.
If neighbours agree, simple notes cost £700 – £1,000.
If neighbours get their own surveyor, you pay for both. Total costs: £1,400 – £2,400.
Surveyors take photos of both sides before work starts. This helps both sides.
Building Control for Wall Removal
Building Control Approval Requirements
Building Regulations for Load-Bearing Wall Removal
Every load-bearing wall removal needs building control approval.
You send in structural calculations. You send in drawings. You pay fees (£300 – £500).
You need to obtain building control approval. Reviews take 2-3 weeks.
Building control checks before covering the beam. They check after work ends.
You need completion certificates. These prove it’s done right.
No certificates means trouble when selling. Lenders won’t lend on homes with bad work. Bulding regulation drawings will be required if your planning an extension with a load bearing wall removal
Looking to remove a load bearing Wall?
We are structural engineers who prepare Building Control–ready structural calculations and beam designs for safe load-bearing wall removal.
Additional Costs When Removing the Load Bearing Wall
Services That Need to Move
Walls hold services. These need moving. You’ll need to move electric and heating:
Electrics:
- Light switches: £80 – £150 each
- Power sockets: £100 – £180 each
- Ceiling lights: £100 – £200 each
Heating:
- Radiator moving: £200 – £350 per radiator
- Pipework changes: £150 – £300
Other hidden costs:
- Floor levelling: £300 – £800 if needed
- Skip hire (8-yard): £150 – £300 for rubble
- Full redecoration: £800 – £1,500 both rooms
Total service moving runs £500 – £1,500.
Floor Levelling
The wall you want to remove may have held floor joists.
Once gone, you might find the floor needs fixing.
This costs £300 – £800. Depends on area. It needs keeping plumb.
What’s Involved in Removing a Load Bearing Wall?
The full process takes 8-12 weeks:
Stage 1 – Initial Check: Engineer checks. They tell if a wall is load bearing. Costs £150 – £300.
Stage 2 – Design: Engineer makes structural calculations. These show exactly how much it costs to remove. They show what’s needed. Takes 5-7 working days. Costs £350 – £800.
Stage 3 – Get Approvals: Send to building control. Send party wall notes if needed. Takes 2-4 weeks.
Stage 4 – Physical Work: Work takes 2-3 days. Put up temp supports. Take out the wall. Put in the new beam. Take out props. Tidy up.
Stage 5 – Final Check: Building control checks. They give you completion certificate.
The Real Cost to Remove a Load Bearing Wall: Complete Breakdown
Small Wall in Modern Semi (2.3m Opening)
1990s semi. Ground floor kitchen and dining room wall. Good access. Party wall note needed.
Total cost: £4,280
What you pay:
- Structural engineer £450
- Building control £350
- Party wall £800
- Beam and stuff £600
- Labour £700
- Skip £200
- Electrics £280
- Tidy up £900
Medium Wall in Victorian Terrace (3.5m Opening)
Victorian terrace in London. Removing an internal wall between rooms. Two floors above. Both neighbours need party wall deals. Bad access.
Total cost: £8,060
What you pay:
- Structural engineer £750
- Building control £480
- Party walls £2,200
- Beam £900
- Labour £1,400
- Skip £280
- Services £850
- Tidy up £1,200
Large Wall in Detached House (4.8m Opening)
Modern detached. Making open plan ground floor. Two floors above it. No party wall stuff. Good access.
Total cost: £6,800
What you pay:
- Structural engineer £680
- Building control £420
- Beam £1,300
- Labour with lifting £1,600
- Skip £250
- Floor fixing £500
- Services £650
- Tidy up £1,400
Looking to remove a load bearing Wall?
We are structural engineers who prepare Building Control–ready structural calculations and beam designs for safe load-bearing wall removal.
Planning Permission for Removing Internal Walls
Do You Need Planning Permission to Remove Walls?
Usually not. Internal changes don’t usually need planning permission to remove load-bearing walls.
But some do. You always need planning permission for listed buildings.
You need building control approval for all structural changes.
Leasehold flats may need freeholder OK to remove an internal wall. This is a lease thing. Not planning law.
Can You Remove a Wall on Upper Floors?
Yes. But it costs more.
Removing a wall on first or second floors costs 30-50% more. More than ground floor removal.
Why? The beam holds more weight. More loads. Work is harder. Access is tight. You need more temp supports.
Non-Load Bearing Walls vs Load-Bearing Walls
How to Tell if a Wall Is Load Bearing
Not all walls are load bearing.
A non-load bearing wall is different. It’s a stud partition. It doesn’t hold structural loads.
It costs less to take out. Usually £500 – £1,200 total.
But you still need building control approval. If you’re making new room layouts.
Only a structural engineer can really tell if a wall is load bearing. They check it. They do math.
Average Cost of Removing a Load Bearing Wall: Key Summary
UK Cost Overview
Minimum budget: £2,500 for easy jobs. Small wall. Easy to get to. No party wall stuff.
Standard budget: £4,000 – £6,000 for typical kitchen and dining room knockthrough. This has all pro fees. Has basic finishing.
Hard job budget: £7,000+ for bad access. Big openings. Victorian terraces with party walls. Lots of service moving.
Hidden costs:
- Party wall deals: £1,500 – £2,500
- Service moving: £500 – £1,500
- Nice finishing: £800 – £1,500
- Floor fixing: £300 – £800
Pro fees you can’t skip:
- Structural engineer: Must have for structural integrity
- Building control: Legal must
- Party wall surveyor: Legal must if needed
The average cost depends on lots of things. Where you are. How easy to get to. The size of the wall. What the wall holds up.
Most homeowners think it’s worth it. A good job usually adds 5-8% to home value. On a £400,000 property, that’s £20,000 – £32,000 value increase from a £5,000 investment.
Frequently Asked Questions
How Long Does It Take to Remove a Load Bearing Wall?
Physical work takes 2-3 days.
The full process takes longer. From first check to building control certificate takes 8-12 weeks. This has design. Has approvals. Has building. Has checks.
What Size Beam Do Most Projects Need?
Most home projects use a 254×146 UB steel beam. That’s for 3m – 4m wide.
Your structural engineer works out the exact size. Based on loads.
The size of the beam and what sits above decides it. Depends on the size of the opening.
Will My Floors Need Strengthening?
Sometimes.
If floor joists sat on the wall in the middle, they might need extra help. Might need strengthening.
Your structural engineer finds this when designing. This keeps everything plumb. Keeps everything level.
Can I Make a Doorway Instead of Full Removal?
Yes. Making a doorway is easier. Cheaper too. If you don’t need full open plan.
Costs usually 40-50% less than full wall removal.
You still need structural calculations. Still need building control approval.
Do I Need Planning Permission?
Usually not. Most internal changes don’t need planning permission.
But you always need building control approval for structural changes.
Listed buildings need listed building consent. Leasehold flats may need freeholder OK.
Need structural calculations and building control drawings for your load bearing wall removal?
AC Design Solution does full structural engineering services for UK homeowners. We have over 10,000 done projects.
Contact us for a straight quote. We’ll tell you exactly what you need to install an rsj support beam. We’ll explain how much the wall removal cost should be. We’ll handle all technical stuff. This has building control approval.
