Removing an internal wall? Here’s what you should know

Taking down an internal wall is an integral part of home improvements. It’s an effective way of transforming a space without the cost of an extension.

Often, removing an internal wall may seem like a simple project: take a sledgehammer to the wall, et voila, you’ve got a spacious new room!

But in truth, the project is a little more involved than that.

Removing a wall can be a major undertaking, depending on the structural load and what’s inside the wall.

Image from: JWahl

If done incorrectly, taking down an internal wall can interfere with the structural integrity of your home and put your safety and that of your family at risk.

Consider this checklist before taking that sledgehammer to your wall.

Wall Removal Checklist

Contrary to popular belief, tapping on a wall to check whether it sounds hollow isn’t enough to determine whether it’s safe to take down or not.

To establish whether the wall is load-bearing, you will need the assistance of a structural engineer or builder to check if the wall supports any of the following:

• The roof: In older houses, the internal walls offer support to the roof structure. But in modern homes, the W-shaped trusses span across the house from wall to wall without internal support.
• The floor: floor joists hardly ever span more than four metres without support from an internal wall or beam. The nail runs in your floorboards should help identify the direction in which the joists are running.
• Other walls: Usually, ground floor walls continue above bedroom walls. But sometimes, the upstairs walls are offset or supported by beams.
• External walls: In some old houses, the internal walls offer lateral support. That is, they help secure the external walls by preventing sideways movement.

Also, before removing an internal wall, check whether it offers protection in the event of a fire.

For instance, with converted lofts, the walls around the staircases offer fire protection and allow you to escape in case of a fire. Removing such a wall would require local council approval, even if it might not be load-bearing.

Removing an internal wall is an intensive undertaking, and in most cases, you cannot legally DIY one.

This is why you MUST use the services of a certified builder if you wish to take down an internal wall.

Getting Approval for an Internal Wall Removal

Council approvals for home renovations differ from area to area and this makes for one of the most confusing parts of any home improvement.

But the good news is, there’s a “method to the madness.”

Understand your local council approvals to have a better grasp of the required permits for your wall removal.

For instance, if you live in a fire-prone area, your local council will implement regulations to minimise the dangers posed by fire.

Similarly, if you live in a densely populated urban area, you will need to get a development application, even for minor renovations. But if you live in a rural area, you can skip this altogether.

In a nutshell, the prevailing circumstances and environment are what dictate council approvals. Which in turn serves to safeguard public safety and property rights.

For a major project like removing an internal wall, you’ll need to have a certified building designer or architect draw up your plans. These plans are then presented to your local council for approval.

You may also need to appoint a building certifier to oversee the renovations.

A good rule of thumb to avoid confusion and delays is to contact your local council before you start any renovations.

They will advise on the regulations in place in your area and the steps you can take to get your permits.

Assess the Costs and Make a Budget

As you may have surmised by now, there are various factors that will affect the cost of your wall removal.

Key among these factors is the size of the wall. The larger the wall, the more expensive to remove.

Generally, you should expect to pay:

• 50 per cent of the total cost of materials
• 35 per cent for labour
• 15 per cent for permits and council fees

Other costs you will incur and need to consider when working out your budget are the cost of:

• a structural engineer’s report
• getting a copy of your land title
• hiring a building designer or architect
• obtaining building permits and approvals
• taking out Home Warranty Insurance

With all these sorted and budgeted for, you then need to consider the rate your builder will charge. Presently, it costs about $1350 per square metre for a timber wall and $1500 per square metre for a brick wall.

Plan for the Unexpected

As with most things in life, it is better to be safe than sorry.

Give your estimated budget a 10-15 per cent buffer to cushion against unforeseen or unexpected expenditures. These can include:

• An interior designer to help you make the most of your new space
• An electrician to move and reinstall any electrical wiring in the wall
• A carpenter to install any shelving or cabinetry after the renovations
• A painter to fix up the home after all the construction work

Pro tip: Get several quotes from different tradespeople to better plan and forecast for your budget.

Hire a Licensed and Insured Builder

Across Australia, builders must be licensed and insured to carry out any renovations in your home.

The license will typically specify the scope of work the builder can carry out. For example, it may restrict the holder to only work on kitchen renovations.

You can find the scope indicated on the license alongside the builder’s name, license number, and license expiration date.

Builders should also carry valid insurance that covers professional indemnity, public liability and builder’s warranty.

DO NOT hire an unlicensed builder. It is against the law and could lead to a penalty or worse.

It’s also vital that you have a contract with your builder. A contract is a legal agreement between yourself and the builder. It protects the interests of both parties.

The contract should detail:

• The full scope of the project
• The schedule for the work and when it ends
• The cost of the job
• The payment schedule
• The contingencies in case of delays
• The total contract price.

The contract should also comply with the relevant legislation, depending on where you live. Seek legal advice before signing a contract with your builder to ensure everything is in order and above board.

Removing an internal wall is a massive project, and so much can go wrong. But with these simple tips, you are sure to have a quick and hassle-free renovation.

Ensure your project is in the most capable hands by enlisting the help of qualified professionals.