Remove and support internal wall

rogerdowsett

Hi,

Quotes for removal of wall between kitchen and dining room. Wall is load bearing according to structural engineer so needs universal beam to support.

The wall is 4.2m and the job will be flush to walls and ceiling.

We've been quoted 11k by one firm and 5.2k by another firm, both doing the same work!
Both of these felt too high for this work but can anyone give me an indication of fairness based on experience or knowledge of general prices please?

I'm based in the midlands.

Thanks.

Doozergirl

If you want it all flush then you'll pay through the nose for it!

They're pricey quotes, but flush is not a usual job! In fact, the only time we've ever done it is where we've already ripped up the house and can see where there's no real problem. Highly unusual and pretty pointless really, even when working on high-end property. No one spends much time looking at piers and bulkheads and you can wreck the room above as part of the process. There's better things to spend money on.

I wouldn't be surprised if they've quoted without even knowing exactly what to do. Has the structural engineer specified?

rogerdowsett

Thanks for the advice. The engineer has specified what is required but just mentioned that it could be done flush. Prehaps we are being over optimistic to do it that way.

Does anyone have a general guide for how much it should be if it wasn't flush to the ceiling etc?

One of our quoted came back at 5k for not flush. Again, I felt that this was still very high

somethingcorporate

We had this done last year, about the same length wall as part of an overall downstairs remodelling. We did it with leaving a beam in and a nib at the outside wall (as per structural engineers guidance). I think we paid roughly £3k including the drawings (about £150), beams (two skin wall as old external wall), labour (took two joiners & a builder a couple of days) and reinstatement materials.

Even with the nib and beam it looks brilliant!