Various bricklaying and structural alterations.

dave82_2

Hi,

We have been given a quote of £3,100 (for cash) to

Brick up 3 doorways a small window.

Create an understairs cupboard by knocking through the intenal wall. (This is currently accessable from the outside which will be bricked up)

Knocking down a non supporting wall between a bathroom and toilet.

Building a stud wall to block up the toilet doorway.

Widening a standard single doorway to a double door way. This is in a supporting wall so a 7x4 rsj has been recommended the opening will span around 5ft8 and there is a wall directly above.

Firstly does this quote sound good?

Secondly we are worried about putting in an RSJ without getting building control involved. We sort of assumed the builder might be able to certify the work in the same way an electrician would but this doesn't seem to be the case. Does anyone have any advice?

Thanks

keystone

dave82 wrote: »

Hi,

We have been given a quote of £3,100 (for cash) to

Brick up 3 doorways a small window.

Create an understairs cupboard by knocking through the intenal wall. (This is currently accessable from the outside which will be bricked up)

Knocking down a non supporting wall between a bathroom and toilet.

Building a stud wall to block up the toilet doorway.

Widening a standard single doorway to a double door way. This is in a supporting wall so a 7x4 rsj has been recommended the opening will span around 5ft8 and there is a wall directly above.

Firstly does this quote sound good?

Secondly we are worried about putting in an RSJ without getting building control involved. We sort of assumed the builder might be able to certify the work in the same way an electrician would but this doesn't seem to be the case. Does anyone have any advice?

Thanks

Is it in writing? No of course not! Walk away and get three proper quotes.

Cheers

iamcornholio

Seems a bit expensive.

A builder can not certify structural work, and unless you absolutely trust the builder and want to take on future risk, then you would be wise to get building control involved.

Incidentally, bocking up external doors and windows is also controlled work and requires approval

darich

You need a structural/civil engineer to produce calculations.
Building control will want to see them prior to any works starting.
Drawings will also be required for taking down/erecting of internal walls and for blocking up windows.

iamcornholio

No drawings are required - use a building notice.

Some councils have pre-approved certain steel sizes for certain width openings, so no calcs required - ask them first. Otherwise use a standard lintel.

dave82_2

Cheers will give the council a call and get a few more quotes

dave82_2

Council very very helpful! All we need to do it issue a buildings notice 48 hours before the work begins and they will inspect and sign it off. No need for a structural engineer for a standard size opening and the otehr work they will sign off but don't need to notify them.

:-) Getting a few more quotes this weekend.

darich

No drawings and no calcs and it would be refused by my local council.

I'm surprised the council is approving this without anything on paper detailing the works.
May be a standard sized opening - is it standard loadings from above?
What proof that the supplied rsj/lintel is sufficient.
And you'd let a builder do such works with not a dimension detailed anywhere?

Main thing is you got what you're after:beer:

iamcornholio

A building notice will describe the works albeit in text form rather than a drawing format, and is acceptable for many types of building work. It's not something which the council can really argue about in terms of whether they will accept a notice or not, as it's use is set out within the regulations

Forward thinking councils have realised how to minimise their own time and costs in checking applications and how to assist applicants. Therefore someone has worked out how much load typical beams will take, and how much loads exist in typical domestic loading situations. So for typical situations, no calculations will be requested

keystone

darich wrote: »

No drawings and no calcs and it would be refused by my local council.

I'm surprised the council is approving this without anything on paper detailing the works.
May be a standard sized opening - is it standard loadings from above?
What proof that the supplied rsj/lintel is sufficient.
And you'd let a builder do such works with not a dimension detailed anywhere?

Who cares - his LABC have approved it. Fin.

Main thing is you got what you're after:beer:

Quite. :beer::beer:

Cheers

dave82_2

They did state very clearly as long as it is a standard two story house with no unusual loads! I am sure the recommended standard beam for this size of opening will have a huge tollerence and actualy be ott for most applications. They do still require written notification and will come and inspect so if the builder has stuck a matchstick in to hold it up it won't get approved! Makes sense to me as it will amke sure the builders work gets signed of by the council and I get a cert which should give me come back if my hosue falls down!

Cheers for everyones help

D