When you are remodeling your home, your new plans may require the removal of walls. Both interior and exterior walls may be removed in a renovation project to add to your home or create a more open floor plan inside. In some situations, you may need to remove or replace one that has become damaged due to an accident or from water or pests.
On average, a homeowner can expect to pay between $1,200 and $5,000, with most paying around $2,500 to remove a 120 square foot load-bearing wall made of plaster with little to no utility lines inside. Prices range as low as $300 to remove an 80 square foot, non-load-bearing partition wall made of drywall, with no utility lines to be moved, to as high as $10,000 to remove a 200 square foot exterior brick, load-bearing wall that contains windows, utility lines, and plumbing.
|Wall Demolition Cost|
|National average cost||$2,500|
The cost to demo a wall will depend on the type, with non-load-bearing walls running an average of $300 to $1,000 and load-bearing ones costing around $1,500 to $10,000. The wall demolition cost also factors in the area where the it is being removed and the material. Below you will see the average cost for a wall removal based on the type.
|Type||Average Cost to Remove|
|Non-Load-Bearing||$300 - $1,000|
|Load-Bearing||$1,500 - $10,000|
Non-load-bearing walls are cheaper to remove than load-bearing ones, costing between $300 to $1,000. This process is cheaper because there is no need to provide reinforcement to protect the structural integrity of the home, making the process quicker and less labor-intensive. They are sometimes hollow because they do not have to support any weight. Partial walls are often non-load-bearing as well; however, you should never just assume they are. Look for an additional support beam, which will let you know whether it is load-bearing or not. Also, these normally do not have solid headers above windows and door frames. Instead, they may have only a piece of lumber with a single wall stud in the center.
In some homes, particularly one-story homes located in the south and one-story homes on a slab, you may have non-load-bearing walls because your home may have a truss system that supports the load on the roof. If you suspect this may be the case, your contractor can likely tell with a quick look in the attic.
Removing a load-bearing wall can be quite labor-intensive and expensive, running from as low as $1,500 to as high as $10,000 in a multi-story home. When a wall is termed to be load-bearing, it means it carries the weight of the structure. With one of these, the home’s roofing, joists, framework, and other building materials literally rest on top of it. Because of this, the process can be more complicated as the structure needs to be supported in another way if the wall is removed.
Since your home’s framework rests on its structural walls, exterior walls are almost always load-bearing. Some interior ones can be load-bearing, as well, so it’s important to recognize the difference between the two.
Determining if a wall is load-bearing is critical if you plan any renovations that require the removal or replacement of a wall in your home. Before beginning a renovation project, you should always consult a professional to determine if it is load-bearing or not. Yet, if you are in the planning stages 3 and determining which ones should or should not be removed, the simple tips below will help you identify a possible load-bearing wall 1.
One of the first ways to tell if it is load-bearing is by its thickness. Since they are there to support your home's structure, they need to be strong and solid. Load-bearing ones will be thicker and always more than six inches. Another way to determine if it is load-bearing is by seeing how it runs regarding the above floor joists. In most cases, a load-bearing wall runs perpendicular to these joists. You will also find some kind of support structure beneath it, such as a steel beam.
The location can also be an indication as to whether or not its load-bearing. Internal load-bearing walls 1 tend to be more centralized in your home. If you look at your exterior walls, you are likely to find that all are load-bearing, especially if they cover a long area.
Other possible indications of a load-bearing wall are the presence of spliced joists above the wall in the attic or a wall that runs parallel to the joint 7 where the sides of the roof meet.
When it comes to tearing down walls in your home, you will pay different prices depending on the location. You can pay as little as $300 for an interior wall and up to $10,000 for the removal of one located in the exterior. Below you will see an average cost for removing an interior or exterior wall and what makes the cost between the two so different.
|Type||Average Cost to Remove|
|Interior||$300 - $5,000|
|Exterior||$3,500 - $10,000|
Demolishing an interior wall will cost between $300 and $5,000, primarily depending on whether it is load-bearing or non-load-bearing, with load-bearing ones costing the most. Interior walls are one of the most common elements that are usually demolished during a renovation, and they are typically removed to create a more open floor plan. The cost to remove an interior wall depends on the material and its location in the home. If it is in a smaller space, it may take longer to remove since normal tools, such as sledgehammers, cannot be used in tight spaces as they may damage other walls.
Removing an exterior wall is much more expensive, running between $3,500 to $10,000. One of the reasons for the higher cost is that almost all of them are load-bearing. Another issue that increases the cost is that the exterior facade will have to be removed. This could be wood, siding, or even brick. Exterior walls tend to have windows or doors that must be removed before the demolition can take place.
The main factor that affects the cost of removing a wall is the material. The cost per square foot ranges from $0.30 to $6.40 for removal, depending on the material. The easier the material is to break apart, the less costly the process is. Below you will see what you can expect to pay per square foot depending on the material.
|Material||Average Cost per Sq.Ft.|
|Drywall||$0.30 - $0.45|
|Wood||$0.40 - $0.60|
|Plaster||$0.45 - $0.75|
|Stud||$0.65 - $1.30|
|Block||$2.20 - $4.70|
|Brick||$2.90 - $6.40|
Removing a wall covered in drywall is one of the least expensive projects, running around $0.30 to $0.45 per square foot. Drywall is easy to pull down and cut up. Another reason why the cost to remove drywall is lower is that it creates less mess. Drywall can be cut apart in sheets and removed in large complete sections, making the cleanup process easier.
When removing wood paneling or a wood-covered wall, $0.40 to $0.60 per square foot is what you can expect to pay. Removing these types of wall requires cutting into the wood and removing sections or pulling off the individual planks. Cleanup is easy with this material since it can be removed in large sections.
The complete removal of a plaster wall runs between $0.45 and $0.75 per square foot. This is a cheaper method than more solid materials because it is easy to break apart and remove. The fact that it can be messy slightly increases the cost. These are typically removed by breaking the plaster with a sledgehammer or other heavy tool. Proper safety gear is necessary when removing plaster to ensure that the dust is not inhaled while the material is broken apart.
Removing a stud wall is a little more costly, running between $0.65 and $1.30 per square foot. This type of material can be more challenging to remove. Once the outer portion of the wall is removed, your contractor needs to unscrew or cut out each of the studs. They will also need to remove wiring, piping, or any other types of lines in the wall if present.
Block concrete walls are significantly harder to remove, costing between $2.20 and $4.70 per square foot. The primary reason for the higher cost is the amount of labor it takes to break concrete apart. Removal of this material typically requires sledgehammers, hammers, crowbars, and chisels. Your contractor will break the blocks into smaller pieces and then properly dispose of them.
Brick walls are the most costly type to remove. They cost between $2.90 and $6.40 for demolition. Some contractors may choose to completely break it using a sledgehammer. If the wall is in an area where that could cause damage, they may need to use a more delicate method. This method often involves breaking the mortar between the bricks and removing the bricks one at a time. This process takes many more labor hours and will put you at the high end of the price per square foot.
One factor that helps determine the cost to remove a load-bearing wall is whether it is in a one-story or two-story home. You can pay between $1,500 and $10,000 for removal, with the cost being much higher in a multi-story. Removal in a multi-story home presents significantly more challenges, which will result in more labor time and higher costs. You have to make sure that the roof is supported and the second story has enough support. Below you will see the average cost range to remove a load-bearing wall based on the number of stories in your home.
|Number of Stories||Average Cost|
|One Story||$1,500 - $3,000|
|Two Stories||$4,000 - $10,000|
Removing a load-bearing wall from a single-story home will run between $1,500 and $3,000. This cost includes removing it and putting in the new support to replace it. When any supporting structure is removed from your home, it must be replaced with a different type of support to keep the home’s structure sound. Homeowners can choose from the addition of horizontal beams to provide support or vertical beams.
The cost to remove a load-bearing wall in a two-story house is the same as the cost to remove a load-bearing wall in a 3-story house, which runs between $4,000 and $10,000. When you remove a load-bearing wall from a multi-story home, the process is more complicated as the contractor will need to put additional bracing in the floor below the wall and the floor above the wall. Extra support will be needed temporarily while it is being removed and permanently once the job is done because the area will be supporting more weight than a single-story wall would.
The labor cost to remove a wall varies widely, depending on the number of professionals involved in the process. Removing a wall in a house can be easy or more complicated, depending on what is inside them, whether they are load-bearing, what they are made of, and their location in the house. The average labor cost for removing a wall is between $60 and $125 per hour. Smaller, non-load-bearing partition walls take as little as four hours of total labor to remove. Larger load-bearing ones requiring significant supports to be added take up to a week for the process to be complete.
If the wall is load-bearing, you may also want to consider bringing in a structural engineer to assist with the project. The cost of a structural engineer for assistance with load-bearing walls can run between $100 and $500 for their services. They can be hired to assist with the process or perform an initial assessment to ensure the process is done properly. You may want to consider hiring a structural engineer if you have a more complicated renovation than a simple wall removal. Adding or modifying doors and windows, underpinning foundations, or moving multiple walls can lead to structural concerns that an engineer can assess and address. They can also help ensure that your renovations meet all of the current building codes and pass inspections.
When you remove a wall, there is a chance that you will need to move utility lines that are contained inside of it. These lines can be in both load-bearing and non-load-bearing walls. Their presence adds to the cost of the removal process. The most commonly found utility lines are usually electrical lines, plumbing pipes, and cable lines.
Electrical lines will need to be moved by an electrician, which will cost an hourly rate of $40 to $100. The time it will take for the electrician depends on the complexity of the lines and how easily they can be moved. Most projects take a few hours or less but, since electricians usually charge per hour, make sure to ask your professional about the complexity of the project beforehand.
A plumber needs to be hired to move pipes contained in the wall. Most plumbers charge between $45 and $200, but the total cost of the project depends on where they can route the pipes. Projects can take from a couple of hours to several hours, which can significantly add to the total cost of the project.
If your home has cable, the lines may be located in the walls. This is typically the case when the wall has a cable outlet as the connecting cables are usually overhead. In most cases, the cable can be removed, which can be done by the contractor. If you want the line moved to another wall, you need to call your provider. They are likely to charge you between $50 and $200 for the service call and labor.
While most often walls are removed to change the home’s layout, sometimes you may want to replace one. There are many reasons that a homeowner may choose to replace a wall in their home. It may have structural damage that needs to be addressed. Water damage can lead to mold that requires extensive repairs. In this instance, replacement may be the better option. You also may consider replacement if it was damaged due to a storm or an accident.
If you want to move a wall in your home, you need to demolish the original one and then rebuild another where you wish it to be. The cost of moving a wall in a house results from the cost of removing the existing one and building a new one in a different location. Before doing it, make sure you have chosen the correct location for the new one.
Replacing a wall can run an average of $2,500 to $8.000, though costs can go as low as $1,300 to as high as $13,000. Replacing it involves demolishing the original one, then reframing a new wall. Once the new one has been framed, the wall will need to be added. The material chosen for the wall also has a major effect on the cost.
|Non-Load-Bearing||$1,000 - $3,500|
|Load-Bearing||$2,500 - $8,000|
Replacing a non-load-bearing wall is cheaper than a load-bearing one, costing an average of $1,000 to $3,500. Whether your project falls in the low or the high end of the range will mainly depend on the size of the wall that you need to remove and if any utilities need to be moved. Once it is demolished, the professional will immediately begin the reframing process without providing additional supports as they would with a load-bearing wall.
You can spend an average of $2,500 to $8,000 on replacing a load-bearing wall in your home. The costs can go higher, especially if it is located on the exterior of your home. When a load-bearing wall is demolished, the contractor will often have to use a temporary solution to support it. They can provide the needed support by using temperate beams or posts, which will likely be made out of wood since the material costs less and is easier to install and uninstall. You can expect to pay between $15 and $45 per square foot to install these temporary solutions. These will need to be in place until the new wall goes up.
Alternatively, you can choose to replace it with permanent beams or posts instead of erecting a new one. Replacing it with a beam costs $300 to $5,000, depending on the material chosen for the beam. You can choose to replace the load-bearing wall with posts, though this option is usually more expensive. The cost for adding posts runs an average of $1,200 to $5,000, depending on whether they are used in conjunction with beams.
Adding a beam when removing a load-bearing wall is necessary to maintain the structure of your home. Installing one will run between $3 and $100 depending on the material being used. While all beams are designed to provide the necessary support in place of a load-bearing wall, some options are better depending on the location and size of the wall being removed. Below you will see the materials commonly used for beams and what they cost per linear foot.
|Beam Material||Average Cost per Sq.Ft.|
|LVL||$3 - $12|
|Wood||$5 - $30|
|Glulam||$6 - $34|
|Concrete||$7 - $16|
|Steel||$50 - $100|
A popular and inexpensive option for load-bearing beams is LVL beams which run between $3 to $12 per linear foot. They are strong enough to provide support and resist warping. It comes in longer sizes than other options making it popular for walls with more linear feet. This is one of the most popular options for temporary beams as it is a less costly option.
Wood beams are another common and less-costly option, with most types of wood ranging between $5 and $30 per linear foot. Exotic woods cost more but are often only used to achieve a specific type of aesthetic. The amount you pay depends on the type of wood chosen, with the least expensive being softwoods. These woods tend to be in greater supply.
The cost per linear foot for glulam beams to support your load-bearing wall is around $6 to $34. The term is used to describe glued laminated timber and is constructed by binding together several thin layers of wood with strong adhesives. It is an engineered type of wood that is highly versatile and is a popular option when a curved shape is needed, since it can be customized.
Moving into the more expensive options, you will find concrete beams, which cost between $7 and $16 per linear foot. These beams are precast and contain rebar inside to reinforce them and improve their strength. You can also choose insulated concrete forms for your beams, which provide a layer of insulation to improve the soundproofing quality of the beam.
The most expensive type of beam to use when removing a load-bearing wall is steel, which will cost between $50 and $100 per linear foot. The primary reason for the high cost is the material’s extreme durability, making it ideal for large walls supporting heavy loads. In some cases, posts will have to be used with steel if the length of the opening is particularly wide. Steel beams are also a popular option for tighter spaces as they can be made more compact, making them easier to install.
The cost to remove a half wall or a pass-through runs between $2,200 and $5,500 when done through a load-bearing wall. The cost of cutting an opening depends on the size of the opening, what is contained in the wall, and the material that it is made of.
You may choose to cut through a load-bearing wall for many reasons. They are popular in the kitchen to create an opening to an eating area, install a breakfast bar, or extend a countertop. A kitchen pass-through cost may be affected by water and gas lines in the wall, which are more common in this room. Some homeowners may also choose to cut through a wall to make a space seem larger or allow a visual line into another room. A pass-through will also allow some extra light to come in a dark room, which can make it feel larger and more inviting.
Many homeowners choose to remove walls that create an awkward design or otherwise prohibit traffic flow throughout the home. You may also desire a more modern, open floor plan. This is often hard to accomplish unless you demolish one or more existing walls. Creating an open floor plan also makes your home feel bigger, which can be an attractive selling point for potential buyers. Your home could sell faster and for more money just because it no longer feels old or outdated.
You may not have enough space for bigger items if you have closed-in rooms. This is especially true if you have very large pieces, such as a piano or pool table. Moreover, moving around inside your home can also be awkward, particularly if one or more family members relies on a mobility device such as a walker or wheelchair. Finally, when adding an extension, you’ll need an avenue to access your new space. More likely than not, this means that you will have to tear down a wall.
Removal may also be necessary if damage is present. Water or fire damage are one of the most common problems that will most likely lead to removal. When damage is too extensive or there is risk of collapse, it is best to opt for removal instead of repairs.
Contractors start by punching a small hole using a sledgehammer. When removing drywall, they will then cut sections of sheetrock away using a reciprocal saw. For plastered walls, they may need to continue poking holes and remove individual pieces by hand. The lath, or thin pieces of wood that hold the plaster in place, must be manually taken out. Naturally, this means it will take more time to remove a plastered wall. Budget around 50% more in labor if you are eliminating a plastered wall versus drywall.
With the wall down to the framework, the next step is to remove insulation. This is done by pulling rolls from between the studs and discarding them. Once all the insulation is out of the way, contractors can then cut individual studs in half to remove them.
Additional steps are needed if you have a load-bearing wall. First, contractors will use 2 x 4’s to create a temporary wall on either side of your current one. After removing the sheetrock or plaster, they will install a wooden or steel header beam over the top of the existing framework. This will provide enough support so that you can completely remove the studs.
In some instances, removal involves removing hazardous materials, which should always be handled by a professional. If it was subjected to water damage, mold may be present, which should be properly remediated by a professional to prevent air contamination in the home. Mold remediation can cost an average of $1,500 to $3,500, depending on how extensive the contamination is.
Another possible concern with older homes is the presence of asbestos or lead paint on the wall. Both substances can be toxic and should be removed by a professional who knows the proper safety measures and handling the material required. Asbestos removal runs on average, anywhere between $400 and $500, depending on the type of asbestos present. If you discover the wall has been painted with lead paint, you should have the rest of the home checked and any other lead paint removed. Lead paint can result in lead poisoning, which can cause irreversible brain, kidney, and liver damage. Depending on the size of your home, you can pay anywhere between $8,000 and $15,000 for lead paint to be removed.
When you remove a wall, there may be parts of adjoining or perpendicular walls that have become exposed during the process. If this is the case, you will likely need to install new drywall over the section to finish the project. A professional drywaller can patch the area for around $1.50 to $3.50 per square foot, or it may be included by the company that you hire for the removal.
The beams necessary to provide support after removing a load-bearing wall can be a hindrance to your decor. Unfortunately, they are a necessity, and removal of them is not an option. However, you have a few options to consider if you want to make its appearance less of a nuisance.
One option is to blend it into the decor by having it painted the same color as the ceiling or the wall. Paying a professional painter to do this runs between $25 and $100 per hour, but the project should not take long to complete. Another option is to make the beams appear as though they are part of the decor. This can be done by adding other decorative beams along the ceiling, either in a parallel pattern across the ceiling at set intervals or by putting a large one perpendicular. You can expect to pay between $6.50 and $8.25 per linear foot to have a decorative beam installed in your home.
When you think about knocking down a wall, your mind probably visualizes removing the entire section. However, partial removals can leave you with a wider space and a part of your wall still remaining. If this is your type of project, you need to consider removing wallpaper to maintain the rest of it on the wall that is still standing. This process typically costs between $650 and $950. You may also want to replace the wallpaper altogether, which costs between $800 and $1,200.
Similarly, you may also want to paint a wall that has been partially removed. Whether you need to correct any issues that occurred during the partial wall removal, or you want to repaint to give your space a new look, you can expect to pay between $1.50 and $3.50 per sq.ft. to paint a wall. However, if you also need to paint the trim and baseboards or other unique features, the cost will be $3 to $4 per sq.ft.
Most homeowners can expect to pay between $1,200 and $5,000 to remove the average load-bearing wall. For example, removing a 120 sq.ft. plaster wall typically costs about $2,500.
Yes, it can be removed, but the area needs to be reinforced with beams and supports to ensure the home’s structure is maintained.
Load-bearing walls are the support structure that holds the weight of the roof or the floor that is directly above it.
In a two-story home, determining if it is a load-bearing wall depends on if it is on the first floor or a top floor. If on the first floor, you need to check in the basement or crawl space to see if the area beneath it is supported. If the wall is on the upper floor, you need to look at the floor joists above. If they are perpendicular, it is most likely load-bearing.
You can remove as many studs from a load-bearing wall as you like as long as each area where they are removed is properly supported with a header.
In a single-story house, most interior load-bearing walls will be more centralized in the home. They also will be supported underneath the wall in the basement or crawl space, usually with a steel beam.
Whether or not you need a permit to remove a load-bearing wall depends on the city. However, most require a permit since it affects and alters the structure and support of your home.
Yes, you can partially remove a load-bearing wall, but the section that is removed will need to be supported with id="th12" headers to bear the weight of the roof or the floor above.
Some bungalows have load-bearing walls, but it depends on the design. The easiest way is to see if the wall of your bungalow is load-bearing is to compare the wall to the floor joists above it. If it runs perpendicular to the joists, itl is most likely load-bearing. It can be difficult to know for sure without a professional eye, so you should always check with a building department in your area.