Wall removal is taking out an internal wall to open up rooms; where the wall is load-bearing, a steel beam sized by a structural engineer is installed on padstones to carry the weight above, with the work approved by building control.
If you live in Bonnyrigg and are weighing up removing a wall, the starting point is a visit to measure up and talk through what you want, which costs nothing. We cover homes across EH18, EH19, EH20 and EH22, and a typical project of this kind in Scotland lands somewhere in the £2,900–£7,700 bracket, including VAT. The exact figure depends on size, access and the finish you choose.
- Guide price
- £2,900–£7,700 inc VAT
- Time on site
- 1–3 weeks including making good
- Postcodes
- EH18, EH19, EH20, EH22 and EH24
- Planning rules
- Scotland
- Local area
- Midlothian
- Survey
- Free, with a written quote
How much does removing a wall cost in Bonnyrigg?
Use the table to gauge the cost of removing a wall in Bonnyrigg before we visit. Figures include VAT and are scaled for Scotland, coming out about 4% below the national guide, which gives £2,900–£7,700 overall. After a free survey, you receive a fixed written price.
| Type of job | What it usually involves | Guide in Bonnyrigg |
|---|---|---|
| Non-load-bearing wall | Removing a stud or block partition and making good walls, ceiling and floor. | £750–£1,900 |
| Load-bearing wall up to 4m | A typical kitchen-diner knock-through with one steel beam, calculations and building control. | £2,900–£7,700 |
| Wide or complex opening | Openings over 4m, posts, flush beams or chimney breast removal. | £7,700–£15,500 |
Expect these to shape the final quote:
- Opening width and the load the wall carries
- Beam size, posts, flush fixing and padstone details
- Floor and ceiling repairs where the wall stood
- Engineer, building control and any party wall costs
What do you get?
- Survey to establish what the wall supports and where loads go
- Structural engineer's calculations and beam specification
- Building control application and inspections
- Temporary propping and dust protection during the work
- Steel beam installed on padstones and packed tight
- Beam boarded or treated for fire protection
Local housing and removing a wall
Edinburgh's New Town is a planned Georgian sandstone townscape within a World Heritage Site, and districts such as Marchmont and Leith have Victorian tenements. Bungalows and villas fill the suburbs, Midlothian has former mining villages, Livingston was built as a new town, and East Lothian villages often have red pantile roofs.
East-coast weather brings cold winds, haar and frost, and exposed hills around the city catch wind-driven rain.
If your house in Bonnyrigg fits one of these patterns, it helps us anticipate what removing a wall will involve, though we always confirm the details on site.
Planning and building rules in Bonnyrigg
Each UK nation sets its own consent rules, and Bonnyrigg is in Scotland. What follows is a plain summary; we check the specifics for your property with the council before pricing anything.
Removing an internal wall does not need planning permission in Scotland unless the building is listed.
Removing a load-bearing wall needs a building warrant and a structural engineer’s design. In tenement flats, the common parts and other owners’ interests also have to be considered.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
What happens after you get in touch?
We look at the job
It starts with a survey at the property, free of charge. We check condition, access and services, ask how you want the finished result to look, and answer any questions you have about removing a wall.
Your fixed price
You get the price in writing, itemised so you can see where the money goes. As long as the specification stays the same, that is the price you pay for removing a wall.
Booking the work
With the quote agreed, we book the work in and handle preparation: permissions where needed, building control notifications, material orders and access arrangements for your Bonnyrigg property.
Finish and handover
Our trades complete removing a wall while your point of contact keeps you updated. When everything is finished, we clear the site, take away waste and go through the result with you before handover.
Working with SK Home Improvements
Common questions
How much does it cost to remove a load-bearing wall?
Removing a load-bearing wall of about 3–4m with a steel beam typically costs £2,900–£7,700, including structural calculations, building control and making good. A non-load-bearing partition costs much less. As a rough guide, allow around £600–£1,600 per metre of opening plus fixed costs for the engineer, approvals and propping. Wider openings, posts and flush beams cost more. We confirm a fixed price after the survey.
How long will removing a wall take?
On a typical home, allow 1–3 weeks including making good. Larger projects, older buildings and extra work found once things are opened up can extend that, while simpler jobs may be shorter. Your quote includes an estimate of time on site, and your point of contact keeps you updated on the programme as the work progresses.
Who do I deal with during the job?
One point of contact manages your project from survey to handover. They schedule the trades working under our contract, keep you updated on progress, and are the person to call with any question. You don't need to coordinate builders, electricians or decorators separately, because that is part of what we do.
What happens to pipes and cables in the wall?
Pipes, cables and radiators in a wall being removed must be rerouted before demolition. Electrical work is done and certified by a qualified electrician, and pipework is diverted by a plumber, usually through the ceiling void or floor. We identify services during the survey and include rerouting in the quote, so there are no surprises once work starts.
How disruptive is removing a wall?
Removing a wall is dusty and noisy, but the most disruptive part is short, usually one to three days for propping, demolition and installing the steel. We seal doorways with dust screens, protect floors and keep a safe route through the house. Making good, plastering and floor repairs follow over the next week or two. Most people stay at home throughout.
Nearby towns
From EH18, EH19, EH20 and EH22 to the edges of Bonnyrigg and on into Musselburgh, Penicuik and Edinburgh, we can arrange a site visit and a written quote for your project, planned around dates that work for you.