Flat layout ideas

paddyrg

square off bedroom1 to enlarge bedroom 2 (maybe giving it an ensuite) - now you have a new quiet master bedroom.

stardust09

I presume it's a leasehold property, and if so, the lease allows you to make such alterations? Some are really strict on you making interior alterations like these.

TranceNRG

stardust09 wrote: »

I presume it's a leasehold property, and if so, the lease allows you to make such alterations? Some are really strict on you making interior alterations like these.

It's leasehold but with a share of freehold. I will be one of the co freeholders along with the other co freeholder in 1st floor flat.
I think I can do pretty much whatever I want to the ground floor flat provided it's safe.

Owain_Moneysaver

TranceNRG wrote: »

Again pretty good idea. But wouldn't this create a pretty small kitchen?

Not that much smaller than it is already.

If you make the wall between the kitchen and garden room non-structural, it can be removed at a later date to have the kitchen open-plan to that room as the lounge.

TranceNRG

paddyrg wrote: »

square off bedroom1 to enlarge bedroom 2 (maybe giving it an ensuite) - now you have a new quiet master bedroom.

I've been giving this a lot of thought last couple of days. If I make the 2nd bed room bigger by moving the wall between 2 bed rooms then I can have it my bed room and rent out the other bed room (closest to the road) but I'll still have triple glazing in the windows.

I have a feeling the wall between the 2 bed room is a supporting wall (pretty sure it's a brick wall). How much do you reckon it will cost this to move this by 1m?

I asked one of the builders tonight and he seemed to think it's an easy job and don't need a structural engineer and building regs approval. He gave a rough estimate about 1 grand.

I thought it sounded too cheap for moving a supporting wall. Also I've read that you need to get building regs approval for this kinda work.

What do you guys think? What's involved in moving a wall like that?

Doozergirl

It is such a traditional layout for a London property, that unless that wall had already been removed and supported at some point and the current wall is presently studwork under an RSJ, then I think it is likely to be a brick wall and will need supporting.

Builders need to be very careful in older properties. Firstly, I suspect your upstairs neighbour will have a wall in exactly the same place. Secondly, even if something is not initially intended as a structural wall, it can end up as so over the course of time, even if the joists run parallel to the existing wall. A structural engineer would be needed to make a qualified decision. If it isn't supporting, then it would only cost an hour of the SE's time but it means that you and your neighbours are safe and your household insurance intact.

I think £1000 is a bit cheap even if it didn't need supporting. You'll need a skip, labour to take the wall down, then labour to erect a new stud wall and plaster it and the damage where the last one was removed. If there are radiators, plug sockets or light switches on the wall that, that will also add to the cost as they have to be moved safely.

TranceNRG

Thanks Doozergirl, that makes sense. I'm taking another builder to the flat tomorrow to get a quote on renovations so I'll ask him about moving the wall.

Will I require building regulations approval/certificate for this kind of work?

Doozergirl

TranceNRG wrote: »

Thanks Doozergirl, that makes sense. I'm taking another builder to the flat tomorrow to get a quote on renovations so I'll ask him about moving the wall.

Will I require building regulations approval/certificate for this kind of work?

If the structural engineer says it needs support - absolutely.

TranceNRG

Alright guys, I need your help/feedback again please.

I've decided against moving the wall between the 2 bed rooms as the people I talked to said it wouldn't add any value.

So now I'm seriously thinking about going with the layout suggested by 'Owain Moneysaver' on the first page of this thread. I showed this to a builder tonight and he liked the idea.

So for comparison, here's the current layout:


and here's the suggested layout:


Obviously this will cost quite a bit more to move the kitchen and the bathroom but if it adds significant value to the flat then I might do it. Please note that I won't be moving any walls even though in the 2nd picture, the new bed room looks much bigger than the previous kitchen+bathroom space.

Do you think this new layout is more desirable than the current layout? (I'm thinking about the future if I want to sell the flat or rent out)

Cheers.

PS: In the new layout, which would be better?
1. Kitchen on the left and Bathroom on the right
2. Bathroom on the left and Kitchen on the right

Homeownertobe

TranceNRG wrote: »

Alright guys, I need your help/feedback again please.

I've decided against moving the wall between the 2 bed rooms as the people I talked to said it wouldn't add any value.

So now I'm seriously thinking about going with the layout suggested by 'Owain Moneysaver' on the first page of this thread. I showed this to a builder tonight and he liked the idea.

So for comparison, here's the current layout:


and here's the suggested layout:


Obviously this will cost quite a bit more to move the kitchen and the bathroom but if it adds significant value to the flat then I might do it. Please note that I won't be moving any walls even though in the 2nd picture, the new bed room looks much bigger than the previous kitchen+bathroom space.

Do you think this new layout is more desirable than the current layout? (I'm thinking about the future if I want to sell the flat or rent out)

Cheers.

PS: In the new layout, which would be better?
1. Kitchen on the left and Bathroom on the right
2. Bathroom on the left and Kitchen on the right

I think you're making a mistake in splitting the space like that. You're essentially making the garden pointless, the living space being separate from the kitchen makes no sense and will probably create potential flatmate issues.