How Much Does It Cost to Remove a Load-Bearing Wall? [2024 Data]
Normal range: $4,000 - $10,000
Expect to pay around $7,500
to remove a load-bearing wall. If you live in a home with more than one level, the cost will increase.
If a load-bearing wall stands between you and your next project, you might want to know the cost to remove a load-bearing wall. Expect to pay between $1,200
and $15,000
to remove a load-bearing wall if you live in a single-story home. Your price will increase to $3,200 to $10,000 if your home has more than one level. If things like plumbing, electrical, or ductwork need to be rerouted, it will also figure into your cost. If you're craving an open concept floor plan, learn what’s involved and what it will cost.
What Factors Influence the Cost to Remove a Load-Bearing Wall?
Labor
A significant portion of the cost to remove a load-bearing wall is labor fees. For example, if you hire a general contractor, expect to pay about 10% to 20% of your overall costs for labor, or $300 to $500 per day for themselves and $150 to $250 per day per laborer.
The costs cover profits and their overhead. Depending on your project’s difficulty, you might need to hire a contractor, local structural engineer, architect, plumber, engineer, painter, and HVAC technician.
If you’re removing an interior wall with no wires or ducts running through it, your total cost can be on the lower end. Either way, you’d want to ensure your pros are licensed.
Permits
You must adhere to local building codes, will need to pass inspections, and need the proper permits. After all, load-bearing walls offer support to the rest of the house, and your permitting agency will want to know that the structural integrity of your home is not affected. The average cost for a building permit is $1,600.
Material
Demolition is another key factor when removing load-bearing walls. Your wall material will impact how much the demo portion of your project will add to its price. For example, demoing a brick wall will cost more than demoing drywall. Below is a table of the cost to remove a load-bearing wall by material.
Load-Bearing Wall Material | Average Cost Range per Square Foot |
---|---|
Drywall | $0.30 – $0.45 |
Wood | $0.40 – $0.60 |
Plaster | $0.45 – $0.75 |
Brick | $2.90 – $6.40 |
One-Story vs. Multi-Story House
If you have a multi-level home, the cost to remove a load-bearing wall climbs. For a single-story home, you’ll pay around $1,200 to $3,000. But for a two- or three-story home, that price can reach $3,200 to $10,000.
Interior vs. Exterior Wall
Removing an interior and exterior load-bearing wall are entirely different. The total cost reflects this difference. On average, removing an interior load-bearing wall can cost $2,000, depending on the material of that wall and whether you have lines and ducts inside that wall that’ll need to be rerouted.
However, since all exterior walls are load-bearing walls and you’ll likely need to hire at least a structural engineer, architect, and general contractor to get this job done safely, you should budget for up to $10,000.
Costs to Remove a Load-Bearing Wall and Add a Beam
When removing a load-bearing wall, you’ll need to put a beam in its place. Hiring a pro to replace a load-bearing wall with a beam costs approximately $3,300, though the price may vary depending on the type of support beam you need. “For larger sections, your structural engineer will specify additional foundational elements, such as footings and concrete piers below one or both ends of the support beam,” says Robert Tschudi, Expert Review Board member and North Carolina-based home builder and remodeler.
Other types of beams may include:
Laminated lumber beams: 5.25" x 13.75" x 16’ Glulam beam costs about $440
Sawn timber beam: 8” x 12” x 16’ long beam is about $290
The price of each type of beam depends on the availability of the material, length, width, and labor cost for installation. Some decorative beams may add to the look of your room, but may not offer the support you need. Before you choose a support beam, consult with a pro who removes load-bearing walls for expert advice and guidance.
Additional Costs to Consider
Many factors influence the cost to remove a load-bearing wall. That’s because you can’t see what’s inside a wall until you open it up. Some costs are obvious, while some may be buried deep inside the wall.
Added Cost | Average Price |
---|---|
Removing mold | $10 – $25 per square foot |
Electrical work | $50 – $150 per hour |
Rerouting plumbing | $45 – $200 per hour |
Painting | $2 – $6 per square foot |
Ceiling texturing | $1.80 – $3.80 per square foot |
Moving ductwork | $25 – $55 per linear foot |
Removing Mold or Asbestos
If you’ve had water damage, you might have mold in your walls. Mold remediation costs around $10 to $25 per square foot, depending on the severity of the mold growth. Another issue that can run up this project total is asbestos. On average, asbestos removal costs $2,200.
Rerouting Electrical Wires
For your lights to continue working as expected after removing your wall, all the electrical wires that your wall was housing will need to be rerouted. On average, an electrician will charge $50 to $150 per hour to do this job for you. Factors such as project complexity and wiring type can impact this project’s total cost.
Rerouting Plumbing or Gas Lines
Sometimes, when removing a load-bearing wall, you’ll need to reroute any existing lines. You can expect to pay $45 to $200 per hour for a plumber to reroute your plumbing lines. If gas lines need to be moved, budget for $15 to $25 per linear foot.
Touching Up Paint or the Wallpaper
Another cost you’d need to budget for is touching up your paint or wallpaper. The last thing you’d want is chipped paint or torn wallpaper after removing your wall. A fresh paint job will cost $2 to $6 per square foot, plus $20 to $50 per hour for a painter to complete the task.
Retexturing the Ceiling or Adjoining Walls
If you can’t live without your textured wall, restoring it or your ceiling to its former glory can cost around $45 for a 35-square-foot area. On average, a task like this costs $1.80 to $3.80 per square foot. Factors such as the type of texture and whether you need a wall, ceiling, or both retextured can impact the cost.
Moving HVAC Ducts
You might need to reroute your HVAC ducts with a project like this. Moving your ducts can cost $25 to $55 per linear foot. Factors such as the type of ducts and whether you need to update ducts can add to this project’s price.
DIY vs. Hiring a Pro to Remove a Load-Bearing Wall
While grabbing a sledgehammer and chipping away at your wall bit by bit until your space is wide open might sound appealing, this isn’t a DIY project we recommend. A load-bearing wall is a key part of your home’s structure, and its removal should be handled carefully. Plus, not many homeowners know how to tell if a wall is load-bearing with confidence. That’s why we recommend leaving this job to the pros.
“The larger the opening you are making in the structural wall, the more hazardous it can be,” says Tschudi. “Most homeowners can successfully install a header over a new doorway safely, but anything larger should be done only after consulting a general contractor, a framing carpenter, or a structural engineer.”
Also, you’d likely need a structural engineer foundation inspection before and after the job, an engineer, an HVAC tech, a plumber, and a general contractor or carpenter to oversee this project.
Saving Money on the Cost to Remove a Load-Bearing Wall
While DIYing this project isn’t feasible for most homeowners, that doesn’t mean your project’s total cost is set in stone. If you’re up for a weekend project, it’s possible to save money when removing your wall. Here are a few ways you can do so:
Painting: If you’re removing a portion of your wall, it and your ceiling may need to be repainted to keep everything looking good as new. You can bypass hiring a painter by tackling this part of the project yourself.
Adding fresh wallpaper: Your wallpaper will look worse for wear if you only remove part of your load-bearing wall. So, you can install a fresh layer of wallpaper yourself to save some bucks.
Opting for budget-friendly material: When removing a load-bearing wall, you must replace it with a beam. There are different types of beam materials on the market, and if you have a little flexibility in the type you can choose, look for the most budget-friendly option that still meets your needs. For example, an LVL beam costs around $3–$12 per lin. ft., while a steel beam costs about $6–$20 per lin. ft.
Kathryn Pomroy contributed to this piece.
Frequently Asked Questions
If you remove a load-bearing wall to create an entrance to a carport or covered patio, you can expect to pay between $3,200 and $9,500, with an average cost of $6,400. Factors such as the type of addition and if that area needs additional work will add to this project’s price.
If you intend to do a majority of the work yourself, you can pay to hire an architect or a structural engineer to ensure your home remains structurally sound. They can help with the planning to make sure everything is up to code and safe for your family. On the other hand, if you’re just not sure your home will be completely safe when you’ve completed the project, this may not be the job for you.
When removing a load-bearing wall, you can take care of other home projects at the same time. For example, if the wall you want to remove is between the kitchen and dining room, it might be a good time to consider the cost of a kitchen remodel, with an average price of $26,800, or $150 per square foot. Freshen up your cabinets, replace your kitchen counters, and maybe even consider new appliances. If you’re expanding a bedroom, consider new flooring or a complete adjacent bathroom remodel, with an average cost of $10,900.