How much does it cost to remove a wall?
How much does it cost to remove a wall?
$500 – $2,000 cost to remove non-load-bearing wall
$4,000 – $10,000 cost to remove load-bearing wall (1-story)
$9,000 – $15,000 cost to remove load-bearing wall (2-story)
Wall removal cost
The average cost to remove a non-load-bearing wall is $500 to $2,000. Removing a load-bearing wall costs $4,000 to $10,000 for a single-story house and $9,000 to $15,000 for a multi-story home. Prices depend on the wall size, rerouting utility lines, and if extra support is required.
Hiring a structural engineer for load-bearing wall removal calculations runs $300 to $1,000. Creating a kitchen pass-through costs $1,000 to $4,000.
| Wall Type | Non Load-Bearing | Load-Bearing |
|---|---|---|
| Empty Wall | $500 – $1,500 | $2,000 – $5,000 |
| Wall + Rerouting Utilities | $1,500 – $3,500 | $4,000 – $10,000 |
| Two-Story Wall / Complex Job | $4,000+ | $9,000 – $15,000 |
| Kitchen Pass-Through | $500 – $1,500 | $1,000 – $5,000 |
Always consult with a structural engineer to ensure the wall removal will not add structural damages to your home.
Also, hire a licensed contractor instead of a handyman to ensure they pull the right permits and perform the work to the highest standards.
Cost to remove a load-bearing wall
Removing a load-bearing wall in a single-story home costs $4,000 to $10,000, including finishing. Removing a two-story load-bearing wall costs $9,000 to $15,000 on average. A load-bearing wall removal contractor needs to inspect the home before giving an accurate estimate.
| Type | Average Cost |
|---|---|
| Single-Story Wall | $4,000 – $10,000 |
| Two-Story Wall | $9,000 – $15,000 |
Prices depend on the width of the opening, whether there are walls below or above the floor, if additional concrete footings or piers are needed for support, and if you have to open up the ceiling to double or triple up joists to carry the new load.
Costs increase for rerouting utility lines, removing a basement wall that bears more weight, and refinishing the walls, ceilings, and floors of the connecting rooms to match each other.
Replace Load-Bearing Wall With Beam Cost
Installing a steel beam costs $1,000 to $4,000, depending on the wall size, type of beam installed, labor, and the architecture of the house. When replacing a load-bearing wall with a beam, columns and posts are sometimes required, depending on the design structure of the home.
A structural engineer must design and size the new beam for the contractors to prevent sagging ceilings, unlevel floors, or roof collapse. Additional costs apply for permits, inspections, demolishing the old wall, and finishing.
Load-Bearing Support Beam Cost
A load-bearing support beam costs $3 to $35 per linear foot, with most homeowners spending $10 to $15 per linear foot. A laminated veneer lumber (LVL) beam costs $60 to $300 on average without installation.
| Type | Cost Per Linear Foot* |
|---|---|
| Steel Beam | $6 – $24 |
| Wood Beam (Hardwood & Softwood) | $5 – $35 |
| Glulam Beam (Engineered Lumber) | $6 – $22 |
| LVL Beam (Engineered Lumber) | $3 – $12 |
| Poured Concrete Beams | $7 – $15 |
*Materials only. Not including installation.
Cost To Create A Kitchen Pass-Through or Half-Wall
The average cost to create a kitchen pass-through or half-wall is $1,500 to $3,500 total or $70 to $150 per square foot. Total costs depend on how many utility lines are inside the wall, whether or not the wall is load-bearing, and how large the new opening will be.
| Project | Average Cost* |
|---|---|
| Non-Load-Bearing | $500 – $1,500 |
| Load-Bearing w/ Beam | $1,000 – $5,000 |
| Large Load-Bearing w/ Beam | $10,000+ |
*Permits and inspections may add to your overall cost.
Framing a pass-through wall with casing, molding, or paneling trim costs $100 to $200 per opening. Some homeowners install a kitchen island instead to add more counter space.
Replacing Support Beams In Basement Cost
Replacing a support beam in a basement costs $6,500 to $10,000, depending on the length and material of the beam. Replacing a long basement support beam plus removing more than one basement load-bearing wall costs $20,000+.
Support-beams are typically replaced if the wooden brace becomes termite-infested, is rotting due to water leakage, or is very old.
Cost to knock down a non-load-bearing wall
The average cost to remove an internal non-load-bearing wall is $800 to $1,500, which includes demolition, debris removal, patching and hanging drywall, painting, and more. If electrical and plumbing have to be rerouted, knocking down a non-bearing wall costs $1,500 to $3,500 on average.
| Type | Average Cost |
|---|---|
| Demolition Only | $100 – $300 |
| Full Removal (Demo, Debris Removal, New Drywall) | $800 – $1,500 |
| Full Removal w/ Electrical & Plumbing Rerouting | $1,500 – $3,500 |
In most projects, utility lines running through the wall must be rerouted. Prices depend on the wall size, wall material, and the number and type of utility lines.
Permits or inspection fees add to the cost.
Extra costs may apply for texturing, painting, refinishing, baseboards, and flooring.
Cost to demo a wall by material
The average cost to demolish a wall is $100 to $300 or between $0.50 and $1.50 per square foot, depending on if it's made of wooden studs, brick, or concrete. If contractors need to open up additional walls to reroute utilities, the extra drywall removal costs $40 to $200 per wall.
| Material | Cost Per Square Foot* | Average Wall* |
|---|---|---|
| Drywall | $0.30 – $0.45 | $30 – $65 |
| Plaster | $0.45 – $0.75 | $45 – $110 |
| Stud Wall | $0.65 – $1.30 | $60 – $185 |
| Concrete | $2.20 – $4.70 | $210 – $680 |
| Brick | $2.90 – $6.40 | $280 – $920 |
*Prices for demolition only. Does not include disposal, refinishing, patching, or call-out fees.
Cost to remove an interior vs. exterior wall
A structural engineer can remove nearly any interior wall. However, all exterior walls are load-bearing and rarely removed due to potential structural damages to the home.
Knocking down an exterior wall costs more because it requires large columns, beams, and additional supports. Even for home additions, the external structural walls are typically left in place for support with the addition of a doorway.
Cost factors to tear down a wall
The cost to tear down a wall depends on rerouting plumbing and electrical lines, replacing the drywall, repainting, and more. It's not uncommon for unexpected things that may be inside the walls to add 20% to your overall cost.
| Item | Average Cost* |
|---|---|
| Remove Drywall | $200 – $500 |
| Install Temporary Supports | $600 – $1,000 |
| Remove Bearing Wall | $400 – $600 |
| Cut Framing & Install New Beam | $1,000 – $2,000 |
| Install New Drywall & Finish | $800 – $1,400 |
| Cut Floor & Install Concrete Footings (Optional) | $1,500 – $2,500 |
*Average load-bearing wall removal job.
The total cost to open up a wall in your house depends on five main things:
Is your wall load-bearing?
Are there electrical outlets, switches, wiring, heating and cooling ducts, or plumbing in the wall that need to be moved or relocated?
What kind of material is your wall made of?
Are your ceiling beams and foundation currently in good condition, or will they need extra support?
How will you refinish your floors, walls, and ceiling surfaces after removing the wall?
Load-Bearing Wall Removal Calculations
Hire a structural engineer to calculate the type and size of beam needed and the load the beam must support. Structural engineers perform a complete analysis of the home’s weight-bearing structure and check if the foundation’s footings for support columns will handle the extra weight once the wall is removed.
When you remove a load-bearing-wall, the weight shifts to other areas in the foundation and can cause severe damage. An inspection is needed before filing for permits or applying for a federal home renovation loan.
Expect to pay an extra $1,000+ to remove walls on a pier and beam foundation instead of a concrete slab foundation, for homes without composite shingle roofing, and for ceilings more than 10 feet high.
Cost of Structural Engineer For Load-Bearing Wall
The cost to hire a structural engineer for a load-bearing wall analysis is $300 to $1,000, depending on the complexity of the project. Structural engineers can custom-design new beams, recommend specific beam sizing, and prepare detailed drawings for contractors to make structural changes.
Permits & Building Regulations
Building permits cost $75 or more and are required for projects involving load-bearing walls. The architect's fee for a structural engineering schematic costs $500 and up depending on the project.
Licensed contractors will create construction plans and apply for permits to meet building regulations. Most states require a structural engineer and building inspector to evaluate the structure and check for asbestos before issuing permits.
Single vs. Two-Story Wall Removal
A two-story load-bearing wall costs more to remove because it requires bigger and stronger beams to support the greater weight loads of the second floor and roof on each wall and post. Some complex two-story load-bearing walls cost $20,000 to $30,000 to remove.
Cost To Hide A Load-Bearing Beam
The average cost to install and recess a steel beam is $170 to $450 per linear foot, or between $2,000 and $8,000, depending on if it needs additional support. Steel beams are the most common choice since they take up less space.
Recessing a beam may not be possible without damaging the floor in the upper room. Also, you won’t be able to recess a beam if it’s too close to the slope of your roof without damaging the roof's structure.
Cheaper options include wrapping the beam in special trim or paneling, or painting the beam the same color as the ceiling.
Plumbing
The average plumber hourly rates are $45 to $150, with a typical service call out fee of $75 or more. The total costs depend on the type, age, and the number of pipes in the wall that need to be removed, rerouted, or replaced.
Structural engineers can assist plumbers in determining the most cost-effective designs for rerouting, and help locate main water lines to avoid accidental damage during demolition.
Electrical
The average electrician hourly rates are $50 to $130, depending on their experience and the job's complexity. Rewiring light switches, outlets, fixtures, and junction boxes is often required even if there are no visible outlets or switches in the wall being removed. Additional charges may apply if the wiring inside the walls is outdated or damaged.
Opening walls in older homes may lead to finding outdated electrical wiring that must be brought up to current code, increasing project costs.
New Drywall Installation
New drywall installation costs $1.50 to $3.50 per square foot to patch the exposed areas after the wall is removed. Prices depend on the size of the job, the type of drywall, and structural complexities like correcting uneven wall surfaces or creating half-walls.
Painting
Professional painters charge $20 to $50 per hour, or between $2 and $6 per square foot on average for interior painting. Extra costs apply for drywall crack repairs or sanding, and painting trim, ceilings, and other features.
Wallpaper Removal & Installation
The average cost to remove wallpaper from adjacent walls is $1 to $2 per square foot depending on if it's painted over or if the glue is difficult to remove. To match the adjoining walls, wallpaper installation costs $3 to $7 per square foot for labor and materials.
Although you can remove it yourself, stripping wallpaper the wrong way takes off the outer layers of drywall, causing additional damages.
Re-Adding Texture To Walls
The average cost to texture walls is $0.80 to $2.00 per square foot for supplies and labor. Prices depend on the size of the space, the job's complexity, and the prep work required. Leveling the surrounding surface and applying primer before texturing costs extra.
Installing New Cabinets And Countertops
Installing cabinets cost $150 to $500 per linear foot when creating a kitchen pass-through between rooms. The cost to install countertops on a half-wall is $25 to $100 per square foot, depending on the material and labor costs.
Contractors charge $15 to $20 per linear foot to move and reinstall basic wall cabinets to another wall in your home.
Flooring
After taking down a wall, getting the two floors to match in both connecting rooms can be challenging and may require new flooring. The average cost to replace flooring is $4 to $15 per square foot, depending on the type and material.
Additional Expenses
Taking out a wall can involve unexpected expenses, depending on the condition and age of your home.
Asbestos, Mold, and Mildew – Inspectors check for mold and asbestos in the walls before construction starts to avoid health risks.
The average cost of asbestos removal is $7 to $14+ per square foot.
Mold removal costs $15 to $30 per square foot.
Termite Damage – Termites or other pests may be found inside your walls. The average cost of termite treatment is $330 to $800, in addition to replacing any wood framing and beams.
Lead Paint – Lead paint is hazardous and requires careful disposal and cleanup procedures. Lead paint testing costs $25 for DIY or $300 to hire an inspector.
Debris Removal – Removing a wall creates a lot of debris that needs disposal. Dumpster rental prices range from $280 to $500 per week, including delivery and pickup.
Foundation Support – Redirecting the weight load from a wall to one or two posts may require extra foundation support. Contractors may add new posts in the basement or crawl space or add stronger footings underneath the foundation.
Average Cost To Move A Wall In A House
Contractors don't recommend moving a wall in your house due to higher risks of structural damage. You'll have to demolish the first wall, then pay to build another. The average cost to frame and build a new wall is $900 to $2,500, depending on the size and if it's a load-bearing wall.
Wall removal FAQs
What Is A Load-Bearing Wall?
A load-bearing wall or bearing wall is an essential structural support that bears the weight for all elements above the wall. Removing a load-bearing wall improperly can cause severe damage like cracks in the foundation and ceiling or roof collapse.
Taking out a load-bearing wall requires replacing it with a beam and sometimes additional posts or columns beneath it. You'll need a structural engineer to inspect your property, check the foundation, and calculate how much the foundation can hold.
Other Terms You Need To Know
Studs are wall-frame planks made of wood that form the backbone of a wall. They are covered with drywall or other wall-finishing materials.
Joists are the parallel planks of the wood frame that run horizontally above the ceiling panels to provide a stable base for floors and ceilings. The ends of joists rest on exterior walls.
Beams are thicker and larger than joists and bear most of the weight of floors, ceilings, and the roof. Beams are the planks that support joists in your home’s frame. They can run perpendicular to the home’s joists.
Headers are a type of beam that runs across the top of doors, windows, and similar wall openings.
How Do I Know If My Wall Is Load-Bearing?
Exterior walls are always load-bearing. The home's blueprints indicate which internal walls are load-bearing. Also, most walls in the center of your home are usually load-bearing. Hire a structural engineer to evaluate the structure to be sure.
Indications that a wall is load-bearing:
The wall is thicker than 6 inches.
A steel beam is in the basement right below the wall.
The wall is located in the center of the building, which supports most of the roof's weight.
The wall runs parallel to the top joint, where the two slopes of your roof meet.
The wall runs perpendicular to the floor joists.
You have spliced joists that join together on top of the wall in your attic.
When Am I Not Able To Take Down A Wall?
You can’t remove a wall if the wall contains important plumbing lines or HVAC lines that can’t be relocated anywhere else in the house. If you don’t have a basement, it's challenging to reroute plumbing and HVAC lines on the first floor.
With creative planning, structural engineers and contractors will find a compromise to get the additional open space needed, regardless if the walls are load-bearing or not.
When Is The Best Time To Remove A Load-Bearing Wall?
The best time to remove a load-bearing wall is in the summer or fall with sunny and dry weather. Removing a load-bearing wall takes about two weeks and requires opening the doors and windows for better ventilation.
What Type of Support Beam Do I Need?
A structural engineer will recommend the right beam for you by calculating how much weight the beam needs to support and how much space your building design allows for the beam. The four main types of support beams are:
| Type | Description |
|---|---|
| Engineered Lumber |
|
| Wood Beams |
|
| Steel Beams |
|
| Concrete Beams |
|
How Much Does It Cost To Remove A Stud Wall?
The cost to remove an empty, non-load-bearing wooden stud wall is $100 to $300 on average, while demolishing a bearing-wall runs $400 to $600 for material disposal and new plastering. Prices are for demo only. Extra costs apply for installing a new support beam, moving utility lines, and finishing.
How Long Does It Take To Remove A Load-Bearing Wall?
Removing a load-bearing wall and replacing it with a beam takes 2 weeks in total. Wall removal includes material delivery, relocating service lines, demolition, installing an LVL support beam, framing, and refinishing the walls, floors, and ceilings.
How Much Does It Cost to Widen or Knock Doorway Through a Wall?
The cost to widen or knock a doorway through a wall is $500 to $2,500, depending on if it's a load-bearing or curtain wall. Pricing includes cutting a new opening, installing a new wider header, framing, and hanging a new door.
Do Bungalows Have Load-Bearing Walls?
Yes, bungalows always have load-bearing walls because you cannot support a roof on any building without any load-bearing walls. All exterior walls bear the roof’s weight, and a central wall in the bungalow holds up the roof’s ridge.
DIY wall removal costs
DIY wall removal for a non-load-bearing wall costs $100 to $500 on average. Before grabbing a sledgehammer or pneumatic hammer, make sure there are no electrical, HVAC, or plumbing service lines in the walls that require the help of a licensed expert.
DIY wall removal doesn't save money on materials, inspections, or rerouting plumbing and electrical lines. However, you can save money by doing prep work, some demolition, and finishing work yourself.
First, check the local laws to see if you need a structural engineer’s approval or other building inspections before you start. Never attempt to remove a load-bearing wall yourself. For your safety, local laws require you to hire a certified contractor and structural engineer to remove a load-bearing wall.
Hiring A Wall Removal Contractor
Wall removal projects require various experts such as structural engineers, architects, remodeling contractors, plumbers, and electricians. Demolition contractors will evaluate the project and offer ideas for your design vision.
Hiring a general contractor to coordinate the entire project costs more but saves you time by finding and managing individual contractors for each service.
Contractors must inspect your wall in-person to identify if the wall is load-bearing and provide a proper estimate. Be sure to get at least 3 free estimates from professionals who meet the following criteria:
Are highly rated on HomeGuide and Google.
Are licensed, insured, and bonded.
Have knowledge of local building codes and permit laws.
Have been in business for at least five years.
Offer a written, transferable structural warranty on any work completed.
Use materials that have been spec'd by a licensed structural engineer.
Provide excellent communication from your first phone call or e-mail.
Provide written documentation detailing their plans.
Have a list of several references you can call.