Victorian Terrace which walls are load bearing?

jc808

cavegitl wrote: »

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.

Dont do this!!!!
1) Its expensive
2) If its done too long ago the council wont sign it off as it may not meet building regs (Or planning) and may even condemn it

Just accept some work was done before building regs was needed...

crisp

it needs to be done onsite, possibly with raising some boards and checking the joists.

Valli

cavegitl wrote: »

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.

It's not a simple question though - or, rather - it is - but there isn't a simple answer. As has been said, someone (who knows what to look for) needs to come and actually LOOK and CHECK.

cavegitl

Valli wrote: »

It's not a simple question though - or, rather - it is - but there isn't a simple answer. As has been said, someone (who knows what to look for) needs to come and actually LOOK and CHECK.

Granted there might not be a simple answer, but it doesn't follow that further discussion or advise should be rude and sarcastic. Why is there any need for that?

I have read plenty of other forums, including this one, where people have asked similar questions, giving similar details as I have and received helpful responses. Of course these responses would be speculative, I appreciated that, but I also don't worship at the altar of the GREAT EXPERT, like that means they are less prone to mistakes or bad judgement than a highly experienced lay person.

Just to get a SE to walk through my front door has been quoted at between £100-200 (to do the calculation I have been quote £450 and many firms refusing to quote at all and insisting on paying for a site visit first at a cost) and considering that I haven't even decided what I might do yet, I was hoping to have more of an idea via discussion with those who may have knowledge in the area. This site is about saving money after all. Plans with a clear direction are usually easier to price and budget for. I want to make a plan that is more economical and don't think it is fool hardy to try and determine which wall would be cheaper to remove because it holds less structural bearing.

Valli

No-body is asking you to worship at the altar of the GREAT EXPERT - but if you pay for professional advice you should get a professional service; in the event that the advice you receive is flawed then you will have recourse to remedies under law; if you ask random people for 'advice' and their advice is wrong then you're stuck with whatever mess you end up with.

This is one of those times when cutting corners to save a few quid might not be the best thing.

DavidJonas

If you want to discover elementary info/opinions about your new house and it is a terrace, consider speaking to your neighbours. Their house was probably built as a mirror image of yours and they might have been through all this already. A good idea anyway if you are going to be doing a lot of work.

You wouldn't want to rely on their advice, but somewhere to start !

drummer_666

cavegitl wrote: »

Just to get a SE to walk through my front door has been quoted at between £100-200 (to do the calculation I have been quote £450 and many firms refusing to quote at all and insisting on paying for a site visit first at a cost)

If you're just wanting to remove a wall, shouldn't pay for them to quote! Find someone ask their price, get them in to do the calcs. I paid £75 for this, seen others paying £100-150 max.

cavegitl

This was my question ;

cavegitl wrote: »

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?

My question was not..."do i need a SE"? I know I need a SE, which is why I have already been in contact with several and received quotes.

I am interested in answers from people who may have worked on Victorian terraces or who may have an interest or knowledge of Victorian construction methods. The house has various problems and more are being uncovered all the time. It is a very steep learning curve for me but I would rather understand the project as well as consulting experts and I am not about to blindly trust any supposed "expert" as qualifications are no guarantee of anything. The idea that we all chase experts when they give us the wrong idea is also a nonsense. Unless litigation is worth a great deal of money

A few people have answered this question and I have thanked them.

A few people have been rude, obtuse and patronising, which is a shame. I explained that this was my first home, I explained that I was new the the forum, it's a shame that other forum members can't be more polite or constructive. Surely a forum only thrives where people are open to communication and welcoming? At no point did I say I was cutting corners or would be avoiding SE advise. That is an incorrect assumption.

I sunk all my savings into buying this house. I am saving up as I go along to pay for work done so believe it or not, the difference in price and size of an RSJ and associated building costs, do actually make a big difference to me. Having to pay an SE just to walk into my house, let alone the price of the calculation makes a difference to me. As I have said now a few times, understanding the construction methods of the house will effect what I ask the SE to calculate for (ie which wall, and whether it's a complete wall removal or just knock through opening) so there is slightly more to my question than whether or not I need an SE, when obviously, I do. .

DirectDebacle

What walls are supporting the staircase/landings? Pics would be helpful.

System

it's impossible for anyone to tell!
I've seen some old terraces which have the first floor spanning from front to back and the internal walls have no structural function!
tbh I would try and get a couple of engineers out to have a look surely there must be someone that's willing to have a look without charging you that much?