Cost of removing load bearing wall?

gazfocus

the_r_sole wrote: »

assuming the garage is single storey?
It would be good to see an accurate drawing as I don't think the walls would line up like the sketch shows... but it is doable, imo I don't think the investment in all that steel just to give you an open staircase would be worth it - if you just removed a portion of wall (as per the sketch) then you would still have a decent hall wall and it wouldn't cost as much - however I'm not sure exactly what benefit you will get from having more hallway and reducing the size of a bedroom.
Putting a door straight into the bedroom would be (imo) the best option as you have a backdoor into the kitchen, you are eating a lot of space to create a hallway into the kitchen from the front door...
does the cupboard in the kitchen open all the way under the stairs? you might have an option to put a door through from the lounge which would give you access to that bathroom without going through the dining room
also, what age is the house? not sure the stairs will be attached to the walls at all...

There are two bedrooms currently above the garage.

I agree that the actual walls are probably not as well lined up as the EA plan shows, but at present, it's all we have

We are leaning towards just opening up part of the wall as shown in the rough drawing I did in post #7, however, the 'bedroom' is not going to be used as a bedroom. The house has 4 bedrooms upstairs so we will be using the downstairs room as a study. As I said previously, the rest of the room (by the downstairs WC) isn't usable space as it would need to be kept clear to to access the WC.

There is a separate door for under the stairs (the cupboard in the kitchen was the original downstairs toilet).

A door from the living room to access the downstairs toilet isn't an option I like the sound of to be honest.

The house is 15 years old.

gazfocus

Thought this might help. This is a photo of from the downstairs 'bedroom' facing where the hallway will be.

System

if it has rooms over the garage then it won't be far off lining up...
if you have 4 beds upstairs then fair enough, giving that space over to a hallway isn't too bad... if you want a decent entrance why bother even closing in the study/bedroom just leave the whole lot open and have a nice bright entrance/hallway - sure you can fit a desk in along the side wall and have plenty of room for coats/boots etc in the rest of the space... just an idea
are you sure the wall in question is structural?

gazfocus

The_Gambler wrote: »

So you will need to move the radiator too, is that cupboard in the garage for the boiler? If it is it's using a lot of space.

Yes, correct, but we will be replacing the radiator with an electric radiator from the company I work for, so the pipes can just get capped off.

The cupboard for the boiler is the door you can just about see on the left. The one that's open is a downstairs shower room.

the_r_sole wrote: »

if it has rooms over the garage then it won't be far off lining up...
if you have 4 beds upstairs then fair enough, giving that space over to a hallway isn't too bad... if you want a decent entrance why bother even closing in the study/bedroom just leave the whole lot open and have a nice bright entrance/hallway - sure you can fit a desk in along the side wall and have plenty of room for coats/boots etc in the rest of the space... just an idea
are you sure the wall in question is structural?

Looking at the plan for upstairs, the wall for the bedrooms runs on top of the wall we want to knock through so I am assuming it's structural but not sure.

I quite like the idea of opening it up completely but not sure the mrs would approve I think we need a second viewing to do some measurements...maybe when our survey is being done.