Wall Modification and Painting Guide

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01/10/25, 16:19

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Wall Modification and Painting Guide

Scope of Works

Site survey & drawings – confirm whether the wall is load‑bearing, mark services and obtain Building Control approval if required.
Protect existing finishes with dust sheets, temporary screens and floor protection.
Remove, alter or build stud, partition or masonry wall sections, including propping, cutting and installing lintels/RSJs where needed.
First‑fix services – reroute or cap electrical cabling, sockets and any plumbing in the affected wall.
Make good – install new studwork or patch plasterboard, skim plaster and sand ready for decoration.
Prime, undercoat and apply two finish coats of emulsion (or chosen paint) to the modified wall and adjacent blend areas.
Site clean‑up & waste transfer‑note for rubble, plasterboard and empty paint tins.

Typical Cost (inc. VAT)

Charge type	Low £	High £	Notes
Call‑out / minimum	£75	£150	Builder or decorator attendance
Labour per hour	£45	£70	Builder/ plasterer / painter composite rates Checkatrade
Materials	£300	£1,500	Studs, plasterboard, paint; beam for load‑bearing walls pushes upper end costsavvy.co .uk Checkatrade
Disposal	£0	£120	Rubble skip or HIP bag
Extras (e.g. structural engineer, scaffold)	£250	£600	Engineer calcs £250‑£500; small scaffold for stairwells Checkatrade
TOTAL (most jobs come in here)	£850	£2,200	Non‑load to modest load‑bearing alteration plus paint

Time on Site

A straightforward stud‑wall removal and repaint of one room generally takes 1–3 days (demo, make‑good, drying and two paint coats).Add time for load‑bearing props, RSJ installation, complex cable re‑routing, extra drying in damp weather or specialist finishes such as feature wall colours or sprayed coatings.

Questions to Ask Your Trade

Will you supply a structural engineer’s report if the wall proves load‑bearing?
Is all making‑good plastering and final painting included in the written quote?
How will you protect adjacent rooms and flooring from dust and paint overspray?
What paint brand and finish will be used, and is it low‑VOC?
How do you plan to dispose of rubble and waste paint tins – is it covered in the price?
What is your Building Control sign‑off process and who pays the fee?
Can you show proof of public liability insurance and examples of similar wall alterations?

How to Avoid Surprises

Clear access routes and parking for a skip or builder’s van close to the property.
Remove pictures, furniture and soft furnishings from the room before work starts.
Confirm whether you or the contractor will arrange Building Control notifications.
Check if the wall contains asbestos (Artex) or live services before agreeing a start date.
Obtain a fixed, itemised quote (inc. VAT) with start/finish dates and keep contingency funds for hidden pipe or wiring reroutes.