What does it cost to remove a wall?

[Neil]

How much should it cost to remove a wall?

We want to take out about 9.5 feet of a wall that runs from an exterior wall of the house to an interior wall.

[home improvement guy]

This is a project with many variables, each of which could significantly affect your final price. Depending on the details of your home and project, the cost could range from a few thousand dollars to more than $10,000.

IS THE WALL LOAD-BEARING?

The first step is to determine if the wall shoulders structural weight. This may require an inspection by a structural engineer. Licensed remodeling contractors can remove walls and repair framing, but some local governments require a structural engineer's approval, even if a wall is non-load bearing. If the wall does carry weight, an engineer can create a plan for a header beam to span the opening.

If you need a header, the ceiling will be broken up and won't run from one room to the other. However, the need for a header shouldn't be an obstacle to creating an opening.

ARE MECHANICALS IN THE WALL?

Even if the wall isn't load-bearing, other problems may arise. One major question is whether mechanicals run through the wall. The presence of electrical wiring, heating and cooling ducts or plumbing components in the wall will complicate the project and could dramatically increase the price. Mechanicals within walls are likelier if your home has a second level.

You may be able to tell if anything is running through the wall by examining both sides for electrical outlets or heat vents. If you have a second floor, check if there's a bathroom near the wall. Keep in mind that even if a wall seems clear to you and your contractor, the removal process may reveal something unexpected. That's why it's always a good idea to budget a little extra for remodeling.

CHECK FOR LEAD PAINT

The price to take down a wall also depends on the home's age. If the home is newer, contractors can probably remove drywall or paneling fairly easily. But if the home is older and has lath-and-plaster walls, removal will take longer and therefore be more expensive. Also, if the home dates to 1978 or earlier, you should test the wall paint for lead before any demolition begins. Lead paint, banned after 1978, is a known health hazard, even in minute amounts.

Once a wall is demolished, the contractor must patch the floor, ceiling and adjacent walls. If floors don't match or an older style is no longer available, your contractor may recommend replacing the entire floor, which will increase the price.

TEXTURING MAY ADD TO COST

Another extra cost may arise if ceilings and walls are textured, or have different types of texture. In such cases, the drywall installer - often a subcontractor on jobs requiring wall removal - may recommend a complete retexturing of the area.

Simply tearing out studs should cost from $4 to $6 per square foot, but changing the mechanicals and refinishing can become expensive. In a best-case scenario - that of a non-load bearing wall containing no mechanicals - the price could be a few thousand dollars. But if the project requires moving mechanical elements, or if it turns out the wall is load-bearing and requires a header, the price could easily reach $10,000 or more.

Be sure the contractor you hire has positive consumer reviews on a trusted online site, is appropriately licensed, insured and bonded and acquires any necessary permits.