Removing Internal Load Bearing Walls - FTB

mazibee

Hi All,

I am the process of buying a 3 bed semidetached and plan to remove the internal wall between the two reception ( separate living/ separate dining rooms to a large lounge.

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Any idea how much it will cost and how long it will take as we are planning to do this work after completion before we move in.

Also there is a large window on one room opeing to the patio and want to replace it with the sliding Pation door, Any aidea on the approximate cost for that also.

Will it be a good idea to do both walls in one go?

Ideas/ suggestions / approximate costs will be appreciated.

Thanks in advance.

sn1987a

I bought a house that something similar was done already. Make sure is done properly and you have all paperwork, or you may have problems selling the house in the future.i think you need a report from a structural engineer and be able to demonstrate that you comply with building regulations. I can't remember the details. I hope someone else can help you.

mazibee

Is there any specific requirement ( length and width ) of the wall to be removed that need the building control regulations?


Any rought idea how much the structural engineer cost for making the calculations?


Thanks in advance.

troffasky

mazibee wrote: »

Is there any specific requirement ( length and width ) of the wall to be removed that need the building control regulations?

I wouldn't think so, no. You could only go into that sort of detail knowing the the construction of the building and building regulations would thus be enormous.


What you probably want to look at is joist span tables.

mazibee

troffasky wrote: »

I wouldn't think so, no. You could only go into that sort of detail knowing the the construction of the building and building regulations would thus be enormous.

What you probably want to look at is joist span tables.

I don't know how to look at the joist span tables.

Shall I contact the builder or the structural engineer to proceed with the work?

I asked few friends and they were saying you don't need BC, here on the forum heard scary stories when it comes to selling the house and missing paperwork.

Section106

mazibee wrote: »

I don't know how to look at the joist span tables.

Don't worry, even if you did they wouldn't help you very much. You are talking about removing a wall which might be structural. Joist span tables won't tell you whether or not it is, and what additional support you might need if you remove the wall.

Shall I contact the builder or the structural engineer to proceed with the work?

It would be preferable to get advice from a structural engineer. Unfortunately there are some builders who have the same kind of views on building control as your friends do, so there is a risk that picking a builder at random will get you a cowboy who doesn't know what they are doing when it comes to structural alterations.

A structural engineer will tell you what work needs doing.

I asked few friends and they were saying you don't need BC, here on the forum heard scary stories when it comes to selling the house and missing paperwork.

Ignore your friends. (unless any of them happen to be qualified structural engineers)

mazibee

Section106 wrote: »

Don't worry, even if you did they wouldn't help you very much. You are talking about removing a wall which might be structural. Joist span tables won't tell you whether or not it is, and what additional support you might need if you remove the wall.

It would be preferable to get advice from a structural engineer. Unfortunately there are some builders who have the same kind of views on building control as your friends do, so there is a risk that picking a builder at random will get you a cowboy who doesn't know what they are doing when it comes to structural alterations.

A structural engineer will tell you what work needs doing.

Ignore your friends. (unless any of them happen to be qualified structural engineers)

Any idea how much structural engineer will charge?

daivid

mazibee wrote: »

Is there any specific requirement ( length and width ) of the wall to be removed that need the building control regulations?


Any rought idea how much the structural engineer cost for making the calculations?


Thanks in advance.

Any structural alterations require building control sign off. Length of the wall will be irrelevant.
I have heard mention of about £300 for getting calculations done, this may or may not be accurate and there will be regional variations. Bare in mind floor boards above or some bits of ceiling bellow will need removing to inspect the joists in order to make the calculations.

mazibee

I got 2 builders today to survey the property, both of them said no need for Building control application , one of them said that the whole process can take approx 6 weeks if you go that route and also its not necessary to take the wall out. ( He said they will do the calculation for beam and put the beam in to remove the wall)


I will call one builder tomorrow to get his opinion.


Any idea how long the building control application take from start to finish?

markin

You may want to get a plumber in to move the radiator first rather than let any builder bodge it.

You should be looking at your local council planning portal, they should have info on the building control application, or number to call.

FreeBear

mazibee wrote: »

I got 2 builders today to survey the property, both of them said no need for Building control application

Give your local building control office a call to verify this claim. Generally speaking, any work on a load bearing wall will require BC sign off. As the home owner, it is your responsibility to get the appropriate approval documents and there is a chance you could be prosecuted if you don't.

Never take the word of a builder when it comes to building control - They don't have to take the rap for your error.