Removing internal walls - How to and Cost?

andrew00

Hey,

I just bought a new flat, hurrah, and there's some work I could to do that I feel would really open it up and make it a lot nicer, specifically there's two non supporting plaster walls that are cutting off some of the light and making the rooms smaller. I want to get them knocked out and therefore open the place up!

Does anyone know what the next step is at this stage? I.E. Who should I be talking to about doing this? Do I need to first go to an architect or should I get a building contractor? Basically what's the ABC's of getting it done? To whom should I call first?

Also, does anyone know how much realistically it should cost as a guide?

Thanks!

jkpd

check with the freeholder of the building first asuuming you are the leasholder,how do you know thw walls arent loadbearing? stud walls
(sound hollow if you tap)can be loadbearing,then structal enginer,should cost £200ish if you need calculations less without,if their is electrics and plumbing involved £1000-£2000 without change from £1000 Ball park figures.

Procrastinator333

Are you 100% certain they are not load bearing? Do you also know the runs of electrics and pipe work?

If you are certain it is not loadbearing (though I'm not sure how you could be certain without a structural engineer to advise), I would then use a stud finder to try and track down any pipes or electrics, explore the wall gently with a hammer and chisel to work out what is in there. Get a spark or plumber to cut them off as needed and then knock it down with a sledghammer. Tidy it in to rubble sacks and then work out how you will make good the damage. But that is me, maybe get a builder in to do it all.

In terms of cost, there isn't much in the way of materials, just a bit of plaster for making good. There will be a small cost in relation to disposal. So really it is just labour. So very much location dependant. Maybe 2-3 days work depending on how big the walls are? So my guess is about £1k if a builder does it all.

But I caveat the above by saying I'm not in the trade and that is just a guess based on other work I have had done or have done.

chippi_2

jkpd wrote: »

check with the freeholder of the building first asuuming you are the leasholder,how do you know thw walls arent loadbearing? stud walls
(sound hollow if you tap)can be loadbearing,then structal enginer,should cost £200ish if you need calculations less without,if their is electrics and plumbing involved £1000-£2000 without change from £1000 Ball park figures.

Just bare in mind that a block wall with dot and dab will sound hollow too and may support joists above ( check wall width), or seek advice from an experienced builder. You could also punch a big hole through to see, if you hit ply or block seek advice.

Best of luck

Esoog

lump hammer