Knocking through external walls to create 'live in'kitchen diner

birdie88

Hi, we 're currently in the process of buying a house. The house has a single storey extension which provides a utility room adjoining the kitchen, and an extra reception room.

Ultimately what we would like to do is to knock the kitchen and utility together (ie create opening in previous external wall- there is a door there already) and also make another doorway through this external wall into the reception room.

I know we'll need beams etc, any idea on an average cost?

Thanks

ognum

Not enough information regarding size etc also location will make a difference.

spender717

We want a load bearing wall knocked down between tiny kitchen and dining room...in SE and looking to pay approx 2k still waiting on quotes back as all depends on size of RSJ needed.

Also have to pay structural engineer to draw up plans for beam and pay just over £100 to council for sign off.

Doozergirl

Knocking through a reasonable size opening between about 1.5-4m will cost something like £1000 plus your structural engineer's fees which will cost perhaps £200 and building control fees-which you will have to check with the local authority, but say £100-150?

Two openings, double the labour cost, unless you are talking about a regular doorway in which case you won't need calculations etc, so more like £400?

Very rough figures!

kinger101

I don't think you'll even get a ball-park figure on here. Just get quotes from a few builders. If you know anyone local who's had building work done recently, might be worth asking around to find a reliable builder.

Freecall

Doozergirl wrote: »

.......your structural engineer's fees which will cost perhaps £20

Wow! Where do you get an SE who will do anything for £20 let alone take professional responsibility for advice given in relation to alteration of an existing structure?

Doozergirl

Typo! £200

ognum

Doozergirl wrote: »

Knocking through a reasonable size opening between about 1.5-4m will cost something like £1000 plus your structural engineer's fees which will cost perhaps £20 and building control fees-which you will have to check with the local authority, but say £100-150?

Two openings, double the labour cost, unless you are talking about a regular doorway in which case you won't need calculations etc, so more like £400?

Very rough figures!

I have yet to find a structural engineer who will get out of bed for less than £200. Building regs will require load calculations and probably drawings £20 won't do it.

jjlandlord

If you need a steel beam (which you will if knocking the side wall of a 2 storey house) just that will likely cost in excess of £1k. But the rest of the work should not be that expensive.
Structural engineer will likely be around £500.

Perhaps £3k + £500 for structural engineer + £200 for building regs (this varies from council to council, you could just check with your council)

(south east prices).

If you ring a few builders they should be able to give you a rough estimate.

Doozergirl

Steel costs in the region of £140 per linear metre to support a double skinned wall.

ognum

Doozergirl wrote: »

Steel costs in the region of £140 per linear metre to support a double skinned wall.

Interesting but it's not only the cost of steel but all the other costs including labour!