Any help pricing this building work please?

Sarahpuggy

Hi All 
I was wondering if anyone could help us with some work we need to start on. 
We have a late Victorian semi and we want to turn a one of the back reception rooms into a kitchen . Could anyone help with a rough guide on what this would cost, as below? Would really appreciate any guidance. The room is about 4x4m
* Take out half chimney breast and support into and through to cellar underneath
* Insert fireplace lintel
*Move radiator to a different wall
*1st fix plumbing, electrics & gas
*Repair all walls, plasterboard bond & skim
*Repair coving (minor cracks - pretty good condition)
*Fireboard ceiling & skim
*Paint all walls & ceiling
*Overboard floor and lay underfloor heating
*Insulate floor underneath (in cellar)
* 2nd fix plumbing, electrics & gas

Thank you so much to anyone that can help. 
Sarah

MovingForwards

What area / county as prices vary up and down the country.

Sarahpuggy

Ah yes good point. West Yorkshire!

naf123

What about removal and decoration/plastering of old kitchen area?

Sarahpuggy

It's an empty room - no kitchen to remove and no fireplace to remove it's just a hole in the chimney breast.
Current kitchen is turning into a utility room at a later date. 

naf123

Looks like at least 10k before even factoring into the cost of buying a kitchen and installing it ....

do you need structural engineer for the chimney breast work ?

Sarahpuggy

Thank you that's really helpful. Yes of course about the buying of the actual kitchen
I'm not sure if we need structural engineer!

naf123

Sarahpuggy said:

Thank you that's really helpful. Yes of course about the buying of the actual kitchen
I'm not sure if we need structural engineer!

Hopefully someone else will also give an idea of costs . I'm in London and will struggle to get that done for 10k. But it could be as low as maybe 7k if you are very very savy....

FreeBear

Sarahpuggy said: We have a late Victorian semi and ...
*Repair all walls, plasterboard bond & skim

Solid brick walls ?

If so, you would be advised to use lime plaster on the external walls as plasterboard will trap moisture in the wall - The problem will be compounded by any cement render or masonry paint on the exterior. But as you are removing part of the chimney, building control will need to be involved - They will want structural engineer calculations for any supports that are put in, and they'll probably want to see the exterior wall insulated.

kevinphilips

naf123 said:You can come and work at my property any time, we are also in the south east and if you can do all of the below for between the price you have suggested then you can send me a DM and quals and we can do business......!

* Take out half chimney breast and support into and through to cellar underneath
* Insert fireplace lintel
*Move radiator to a different wall
*1st fix plumbing, electrics & gas
*Repair all walls, plasterboard bond & skim
*Repair coving (minor cracks - pretty good condition)
*Fireboard ceiling & skim
*Paint all walls & ceiling
*Overboard floor and lay underfloor heating
*Insulate floor underneath (in cellar)
* 2nd fix plumbing, electrics & gas