Knocking down kitchen wall

Ev7477

Hello, we are planning to knock the wall between or kitchen and dining room down in our 1930s semi.

We really struggled to get people to quote but finally (after seven builders turning up) we have three quotes. The problem is two of them say we need an RSJ/ steel but the one that we prefer (recommended by a friend, very efficient, seen examples of his work) says we don't.

What are the risks of the house falling down? What can we do to be sure we do/don't need an RSJ

From the floor plan it looks like the second bedroom is directly above the dining room. It's a very traditional 30s semi in London. Hallway, Living room, dining room and narrow kitchen with two double bedrooms and a box room upstairs.

Thanks for any advice

Dan-Dan

Pay for a structural engineer to tell you

LUHG1878

Did he say why you won't need an RSJ?

If it's a brick wall i'd be surprised if an RSJ isn't required, as it's likely it's supporting the floor joists above.

I would get a structural engineer to confirm, you'll need one to do the calcs for the RSJ, if required, anyway. Perhaps one of the two builders you saw could recommend someone?

phil24_7

Yup. A structural engineer wont charge the earth for a visit and if needed can do you some calculations/drawings for your builders to work from.

Regards
Phil

Ev7477

Thanks for the advice. The builder just said it wasn't structural but we're doubting him now. I'll go back to him now and also sound out some structural surveyors. What's the best way to find one?

Doozergirl

I know those houses inside out and I'd be very surprised if it wasn't structural.

The only person qualified to say is a structural engineer and I will always have one out, even if it is to say that everything is okay. Clearly, you don't pay as much for an all clear.

Typically, they are brick walls and a brick wall sits above them which means they are carrying a fair amount of concentrated weight.

C_Mababejive

Dont bodge it. You'll regret it. Structural engineers report.

http://www.dailymail.co.uk/news/article-3015425/A-suburban-nightmare-just-wanted-builder-create-little-extra-space-followed-rules-happened-child-blood.html

G_M

What does Building Control at the council say?

You (or your builder) are applying to BC for certification of the work, yes?

BC won't sign the work off if it needs an RSJ but does not have one.

And if your builder tells you not to worry about BC and/or that you don't need it, find a new builder.

steeeb

We did the same thing the week we moved in. There was no wall above and the joists were running in the same direction so it was doing nothing and an RSJ wasn't needed and it cost us £270 including disposing of the brick and bricking up a side door.

You might be able to tell from your floor plan plus lifting floor boards to see what's supporting what but from what you're saying it seems an RSJ would be required and you'd need a structural engineer. We later took down another wall which was structural and it cost around £180 for the engineer to come out and to provide the calculations.

There used to be a "Archetect in the House" scheme where you'd get a free Archetect to come round in return for a donation to charity. We've used it before and it provided great insight and they might be able to offer advice and ideas - no idea if the scheme is still running though.

If it turns out you DO need an RSJ, DON'T use the builder who said you didn't need one - he obviously doesn't know what he's doing if so.

You'll want to inform building control of removing a structural wall - they'll need to come see the steel in place etc too and will need to see the calculations from a strict so engineer it's YOUR responsibility to do this and you'll have trouble selling if you don't. Plus, peace of mind. You'll want to make them aware BEFORE work starts. The price varies for building control depending how much work is being done.

Cheeky_Monkey

It would appear from googling that the Architect in the House Scheme is still running :j

DigForVictory

Some walls are Structural (as in things above them Depend on them being whole) & others are not.

It really isn't a mistake you can afford to get wrong & so I'd be checking out this website

Best of luck!