What to Ask Your Contractor Before Removing a Wall
The must-ask questions every Perth homeowner should raise before hiring a contractor for wall removal and open-plan renovations
Thinking about removing a wall in your Perth home? It’s one of the most effective ways to create open-plan living, improve natural light, and add value to your property. But before you hand over the job to just anyone, it’s essential to choose the right contractor — and that starts with asking the right questions.
Wall removal isn’t like repainting a room or replacing carpet. It involves structural safety, council approvals, and technical skill. A good contractor will welcome your questions, explain the process clearly, and provide evidence of their experience. A bad one may avoid details — leaving you at risk of costly mistakes.
This guide covers the most important questions to ask before signing a contract, so you can move forward with confidence.
Why Choosing the Right Contractor Matters
Wall removal combines demolition, engineering, and finishing skills. Get it wrong, and you could face:
- Structural issues or roof sagging
- Non-compliance with Perth council regulations
- Insurance complications
- Poor-quality finishes that lower your home’s value
The right contractor not only removes the wall but manages the entire process — from permits to cleanup — ensuring safety and a polished result.
Key Questions to Ask Before Removing a Wall
1. Are You Licensed and Insured?
This should always be your first question. In Western Australia, structural building work requires a licensed builder. Insurance (public liability and workers’ compensation) protects both you and the contractor.
Red flag: If a contractor can’t provide licence details or proof of insurance, walk away.
2. Do You Work with a Structural Engineer?
Load-bearing wall removal isn’t guesswork. An engineer must design the support system (usually steel or LVL beams) and provide certification for council approval.
Why it matters in Perth: Local councils will not approve a wall removal without engineering sign-off.
3. Have You Handled Projects Like Mine Before?
Experience counts. Ask for examples of similar projects, ideally in Perth suburbs with homes like yours — whether double-brick, heritage, or modern builds.
Tip: Request before-and-after photos or client testimonials.
4. Will You Handle Council Approvals?
Permits and approvals can be complex. Some contractors leave this to the homeowner, which can cause delays.
Best practice: Choose a contractor who manages the paperwork with the council and liaises with the engineer directly.
5. What Is Included in the Quote?
Quotes can vary widely. Some cover only demolition, leaving you with finishing costs for plastering, painting, or flooring. Others provide a complete service.
Ask specifically about:
- Structural beams and installation
- Temporary props
- Electrical and plumbing relocation
- Finishing (painting, plastering, flooring)
- Waste removal and cleanup
6. How Will You Protect the Rest of My Home During Demolition?
Wall removal is messy. Dust and debris can spread quickly without proper protection.
Look for:
- Use of plastic sheeting to seal off rooms
- Floor and furniture protection
- Dust extraction systems
7. What’s the Timeline for Completion?
Timelines vary depending on the wall type and finishing required. Knowing how long you’ll live with disruption helps you plan.
Typical Perth projects:
- Non-structural wall: 1–2 days
- Load-bearing wall with beam installation: 3–5 days plus finishing
8. How Do You Handle Hidden Surprises?
Walls can conceal plumbing, wiring, or even asbestos in older Perth homes. Ask how the contractor manages unexpected findings.
Good contractors:
- Have licensed electricians/plumbers on call
- Provide clear cost structures for additional work
- Can arrange asbestos testing and removal if needed
9. What Support Beam Options Do You Recommend?
Structural beams come in different types (steel RSJs, LVL, or combinations). Your contractor should explain why one option is better suited for your home.
Local factor: Perth’s double-brick homes often require heavier-duty beams compared to lightweight timber-frame houses.
10. What Guarantees or Warranties Do You Provide?
Trustworthy contractors stand by their work. Ask about warranties on both structural work and finishing.
Perth Case Study: Smart Questions Saved Thousands
A family in Cottesloe planned to remove a wall between their kitchen and lounge. They interviewed three contractors. Only one raised the issue of plumbing hidden in the wall and included relocation costs in the quote. By asking the right questions upfront, the homeowners avoided unexpected expenses and delays, and the project ran smoothly.
FAQs
Do I really need a structural engineer?
Yes. In Perth, all
load-bearing wall removals require engineering certification for council approval.
Should I get multiple quotes?
Absolutely. Comparing quotes helps you see what’s included and identify contractors who cut corners.
What if my contractor doesn’t want to answer questions?
That’s a red flag. A professional contractor should welcome your questions and provide clear answers.
Will removing a wall always add value?
In most cases, yes — open-plan living is in high demand in Perth. But be cautious if wall removal reduces the number of bedrooms.
Key Takeaways
- Asking the right questions helps you choose a safe, experienced contractor.
- Focus on licensing, insurance, engineering, approvals, and clear quotes.
- Don’t overlook dust control, timelines, or hidden services.
- The right contractor manages the process from start to finish, protecting your investment.
Final Word
Wall removal is one of the best ways to modernise your Perth home — but only if it’s done properly. By asking the questions above, you’ll separate the true professionals from the rest and set your project up for success.
👉 Contact Wall Removals Perth today for expert advice and a free consultation.
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