Approx. idea of cost for removing supporting wall

thehoorays

Hi Everyone,

We have just moved house and want to knock through the Kitchen and Dining Room. The wall between is definitely a supporting wall (have checked under floorboards upstairs), so we are starting to get quotes for this work, but we have no idea of what a ball park figure is.
The wall is 3m wide, and has a gas hob and cooker switch on the kitchen side, and a radiator on the diner side, so we would be looking for the builder to be able to arrange for these to be moved also. The oven will be going on the wall opposite to the current position, potentially pipes could be run behind cupboards? Not sure how it would work really, ditto for moving the radiator.

Just a rough estimate would be great, but appreciate more info may be needed so I will keep checking back.

Thanks in advance.

Owain_Moneysaver

Knocking through the wall and fitting an RSJ lintel probably £2-3k. Note that you will have to have some wall remaining at each end for the lintel to rest on and the lintel will drop below ceiling level. If you want everything knocked through completely flush so it looks like one room that's a much more complicated job. You will also have to have a Building Control application to the local council, who may need to see calculations for the RSJ (for simple jobs the RSJ supplier can often do these).

Get a Gas Safe plumber and electrician separately to move the other stuff.

EachPenny

thehoorays wrote: »

We have just moved house and want to knock through the Kitchen and Dining Room. The wall between is definitely a supporting wall (have checked under floorboards upstairs), so we are starting to get quotes for this work, but we have no idea of what a ball park figure is.

If you know it is a structural wall then getting quotes now is doing things the wrong way round.

You first need to get a suitably qualified engineer/architect to advise on what work needs doing, making sure it is is feasible and can be done safely, and only then should you start thinking about getting quotes.

Otherwise you are going to get builders all quoting for different kinds of work depending on their own personal perception of what might be needed. The cheapest one might be the builder who reckons he can knock the wall out and support it on a couple of 4x2's for enough time so he can collect your cash and scarper.

If you want meaningful quotes you need to have a schedule of works and ask the builders to price up the project on that basis.

Mistral001

Since this will be a structural alteration, you will need Building Control Approval. As above you need to consult a structural engineer or architect before getting quotes.

thehoorays

Thank you, that is good to know. I think we will look for engineers / architects now. Thanks everyone

thehoorays

Just out of interest Ruhe, did you do as others mentioned above and contact the structural engineer before getting builders quotes?

thehoorays

Thanks Each Penny, this is exactly what we want to avoid, having some dodgy building work done, I want to have correct sign offs and certifications for everything.
After going through painful sale of last home, where previous owner had done building work donkeys years ago without getting certificates I know it is an absolute no no and nightmare to dodge getting this all done properly. So much trouble with solicitors, indemnity policies, extra cost and stress. Also, I would like the piece of mind our new home won't collapse...

thehoorays

sorry, peace of mind! hopefully all my mind's pieces are still there somewhere..

thehoorays

Ok Ruhe, thank you. I think that's a similar route we're going to do now, think we will have gas, cooker and radiator moved first, and just live with a part working kitchen for a while, and book someone in for the wall work as a separate job.
Thanks for the answers everyone, it's a lot clearer now and hoping will save us a couple of grand from having a company in to manage the whole thing. I spoke to our local Councils building reg people as well, and he explained the whole control application process too, seemed very helpful, so I'm not too daunted now about organising this whole thing myself.