Victorian Terrace which walls are load bearing?

cavegitl

I have recently bought a Victorian Terrace which needs quite extensive renovation.

On the list of jobs is the rear reception room which has poor natural light and no ventilation. (The previous owner built a side return extension in front of the window and original back of the house, blocking off light).

I am making an opening to let in light, where the original window was and putting french doors opposite in the side return extension to let in more light but I think the room will still be dingy and would like to remove the hall way wall also (the hallway is very bright).

I am guessing that the wall in the middle of the house, separating the two reception rooms is load bearing, as the joists holding up the upstairs floor boards, appear to rest on this wall. However, I can't see any evidence that the hallway wall is in any way structural other than that there is another wall directly above it (the upstairs hallway). The roof is supported by the front and back of the house and was built with a third storey attic room, so none of the ground floor walls directly effect the roof.

I have no problem paying for a structural engineer, however, I logic tells me that the wall that separates the rear reception room from the hallway is simply a partition and not structural.

Can anyone comment on what this wall might be doing apart from simply partitioning, bearing in mind that the joists upstairs do not rest on this walls and run parallel with it?

Mr_Ted

;)This is not a query that can be established by guess work, find out for sure from an expert who can actually see what you need as the consequences, if inaccurate, are dire

cavegitl

Thanks Mr Ted.

As I said in my post, I have no issue with instructing a structural engineer. However, there is no harm and often great benefit in gathering opinions and advise from other sources, so would still value any input from someone experienced or knowledgeable on the matter.

Mr_Ted

cavegitl wrote: »

Thanks Mr Ted.

As I said in my post, I have no issue with instructing a structural engineer. However, there is no harm and often great benefit in gathering opinions and advise from other sources, so would still value any input from someone experienced or knowledgeable on the matter.

On here it will still only ever be a Guess

Leif

Mr_Ted wrote: »

;)This is not a query that can be established by guess work, find out for sure from an expert who can actually see what you need as the consequences, if inaccurate, are dire

Excellent post, very succinct.

Pont

I'm doing something similar right now, and am certainly no expert!

The advice I received, and followed, was to contact my local building control department. I phoned to say that I wanted to remove a chimney breast (supporting structure), the building contol inspector arrived a week later.

He advised as to what I could do and what I couldn't do, size of the RSJs needed, okayed the builder etc. When work started he would return and ensure all was to spec, after work was completed would return to inspect it was all safe, and then most importantly, would sign the work off.

To me, when it comes to resale, the piece of paper saying all was good was paramount. All for £120!

As an addition, you can enquire as to what neighbouring properties have done and perhaps approach building control with more concrete suggestions.

southcoastrgi

hallway wall not load bearing !!! what do you think keeps the tonnes of bricks in the wall above it from ending up in your hall :huh:

keystone

There was a case on here recently where a "surveyor" had popped in to have a look for someone else trying to open up part of the house. Joists running parallel to the wall concerned so he pronounced it non-load bearing. (a great deal of the time that will be correct of course) but he didn't actually check it.

House owner knocks out the wall and finds that somewhere along the line some additional timberwork had been put in making use of that wall in one place so it had become load bearing. Poster wanted to know if he could pursue the surveyor.

As Ted says this is not a matter for guesswork. Just looking at run of joists isn't enough. The thing needs to be exposed to make the decision. Whether that means some floors coming up of some part of the ceiling coming down is irrelevant.

You need to instruct your SE as you have said you are prepared to do.

Cheers

Valli

cavegitl wrote: »

Thanks Mr Ted.

As I said in my post, I have no issue with instructing a structural engineer. However, there is no harm and often great benefit in gathering opinions and advise from other sources, so would still value any input from someone experienced or knowledgeable on the matter.

OP there is NO WAY you can ask people WHO HAVE NEVER SEEN YOUR HOUSE which walls bear a load.

Sorry -my mistake. Of course you can. But when your house collapses don't come moaning to us...

do you actually know what 'load bearing' means?

londonlydia

Even if a wall is timber even, it can be load bearing, especially in older houses. If there is anything above it, then it is bearing that load as a minimum. For instance, you shouldn't take out a chimney on the bottom floor and not support the rest of it on the upper floors. Even if it doesn't collapse, it can unsettle your house and cause loads on parts where there shouldn't be and cause movement. For instance, it could then load on your floors, which could then push or pull your flank walls causing lateral movement...

cavegitl

Hi,

Thanks for all the replies.

I don't understand why asking a simple question necessitates rude responses though? This is my first home, I am new to this forum. I am trying to understand and learn about my homes construction and plan for work that causes minimal potential problems.

As I have read in many places, the more you do to a Victorian house, the more problems you often uncover or cause, so I would like to try and resolve the problems with as gentle a solution as possible.

I have already had several surveys of different natures and conflicting advise, exerts don't even always agree but you pay through the nose for the privilege. At no point did I say that I would be knocking through anything without consulting a SE and at no point did I say that I expected to receive expert information here, from which I pick up a sledge hammer.

None of the work done to the house previously has building regs, so once remedial work has been done, I will be having BCO to sign off retrospectively. The rear reception room has been blocked off with a side return extension and has no natural light or ventilation so being a terrace, I can only add this via one of three walls. There is already a window with a lintel in the rear wall, which I can open up without creating structural issues. However this will not provide enough light at there is a whole other room in front of that window now.

I was hoping to garner advise as to which other wall to open up. As I could create an opening between the two reception rooms or an opening along the hallway. Information about the structural nature of the walls will most likely influence my decision because the less load a wall is carrying, the smaller the RSJ and the less effect on the house.