Knocking Down Internal Walls

dickieg

We are putting in an offer for a house that is small, but could be made bigger by knocking down some internal walls and having lintils put in, i know we will need to get planning permision for this, but could someone give us a rough idea of what we could be expected to pay per wall, we have a relation who can plaster so its just a case of making the hole and putting the lintil in. Also the kitchen will need extending, will it be cheaper getting the planning permission for everything all in one go or tackling each project one step at a time, regarding getting the planning permission. Thanx in advance.

ciano125

I didnt think you needed planning permission for making minor internal alterations like that....

Ulfar

You may not need planning permission for internal works but you will have to make sure it complies with building Regs. and you will need a completion certificate if you ever plan to sell the house.

lush_walrus

As a general rule, unless a building is listed, you would not need to apply for planning permission for anything internal, only things which are external and increase the size of your property (Ie the kitchen extension). However to complicate things more, there is also such as thing as 'Permitted Development' which is external work that can be carried out without applying for permission. Normally this is anything under roof level and within a small size, but if you go to the planning portal website you will get exact details. As a rule, if the property has been extended previously it would be unlikely there remains any permitted development.

However, internal alterations, such as removing internal walls would require Buiding Regulation approval, which in simple cases like this can be dealt with under 'building notice' rather than 'full plans' and most builders can submit and include this in their prices.

Kavanne

If the walls you are removing are load bearing you will need to get a structural engineer to assess for you

dickieg

Great thanx for the replies, there is no external work as of yet been done to the building and i think we should be alright for that, basically we just need to go to a builder and he should be able to sort everything out then, who would give us the completion certificate, would this also be the builder? Also as anyone any ideas what kind of cost we are looking at for the knocking down of walls and putting lintils in. Just out of interest are french windows classed as internal or external?

Kavanne

the price will differ hugely depending on whether they are load bearing or not. Do you know? All my internal walls are, but in some houses, none are.

trumpton

I would allow around £1500 to remove a load bearing wall in say a 1930's semi, eg knocking through lounge and dining room. Builder may be able to do the calcs to say the size of rsj needed, Building Officer will say if they are okay or not.

MrsE_2

trumpton wrote: »

I would allow around £1500 to remove a load bearing wall in say a 1930's semi, eg knocking through lounge and dining room. Builder may be able to do the calcs to say the size of rsj needed, Building Officer will say if they are okay or not.

I paid £3,000 to remove a load bearing wall & have a 6 meter steel RSJ put in.
That included plastering where made messy & blocking the lower part of the stair rails with a wood & plasterboard wall.

Also included fitting new door as old door was in old wall, but I bought door & lock & hinges, just fitting included.

I had to pay a plumber seperate to move rad.

EDITED, & just over £500 for the plans & I think it may have been £500 for the building regs (but this could have been less, it was 3 years ago & a lot was going on).

Doozergirl

You will need a structural engineer to calculate the size of your beam for building regulations. Building control will check that the beam put in by your builder matches the calculations of the structural enginerr.

A structural engineer would usually cost in the region of £250 for one calculation but would be cheaper if it were one call out for more than one, iyswim.

And the practical part of it; Rental of acrow props is really cheap - a few quid. RSJs themselves are cheaper than you might think - £200 ish for a semi decent size? And the labour to knock it out. beam in and then replaster isn't more than around £300.

Building regulations are always expensive for simply looking at things. Budget around £100 perhaps but each local authority will have a breakdown of costs for different types of work.

Problem is I can make a good estimate of how much these things cost a "builder" but I don't know how much they charge, because my H is the builder for me the client. So the true cost of knocking down a wall is around £850. You will have to make the floor good too but I'm presuming the flors are the same level and that you'll be having new flooring.

toby3000

If the house is listed you will need planning permission, and they might object to inserting French Windows. If it's not, then you should be fine planning wise