How difficult / expensive to "move" walls

dan_first_time_buyer

Hi.
I am thinking of making an offer on a house. In the image, you can see the floorpan of the top floor.
The house needs complete renovation and I'll need to redo the bathroom for example.
As I am doing that,  I would also like to change the position of both the wall between bathroom and bedroom, and between master bedroom and small bedroom (to the left by around 30 cms), so to have bigger master bedroom and second bedroom. The bathroom does not need to be this big with both shower and bathtub.
I even think it was initially as I would like to change it and the owner "moved" the original walls - you can tell from the position of windows - also, I've seen other houses in the same development and they are the way I'd like to change it to.
The house is in Surrey.
How much of a work would that be? How costly? Obviously in rough terms, and given I would like the new wall to have proper insulation (so not a quick and dirty type of job).
Thanks,
Dan

MovingForwards

You're better off asking these type of questions in the 'in my home and DIY' section.

caprikid1

Seems a lot of money to not actually gain any space, assuming you would replace the bathroom and put another en-suite in , I would be surprised if the final bill did not arrive at between 20-30K. Impossible to say what level of work is involved as we don't know what runs through the walls etc.

greatcrested

Are the walls load-bearing?

Rambosmum

It depends whether they are load bearing walls - either by design or through time. If they are you'll need props and steels which will increase the price significantly. We removed a load bearing wall of similar size to your 3rd bedroom wall and it was £1500 to remove, put in steel and make good (e.g. plaster). We then 'made' a stud wall elsewhere and this cost about £500, and then £80 to plaster most of the cost was moving the radiator and then the wood for the stud wall. 

If you can do any yourself that would make it cheaper. And the above costs did not include new bathroom or removal of an old bathroom or anything. Plus we also had to pay for building regs approval which was around £150. We didn't need structural calcs separately as the builder did al that.

Edited to add: non of the walls we removed or build needed any electrics moving, just some underfloor heating pipes (which we did ourselves). 

AdrianC

It's almost certainly studwork.

So the actual moving of the wall is relatively trivial. Probably a hundred quid's-worth of CLS and plasterboard, and a day or two with a mitre saw and cordless drill-driver. Then a skim.

There's not usually much, if any, "insulation" in an internal studwork wall.

The cost is going to come in paying somebody to do that, if you don't DIY it, then in the decor, bathroom refurb, etc etc.

Doozergirl

AdrianC said:

It's almost certainly studwork.

So the actual moving of the wall is relatively trivial. Probably a hundred quid's-worth of CLS and plasterboard, and a day or two with a mitre saw and cordless drill-driver. Then a skim.

There's not usually much, if any, "insulation" in an internal studwork wall.

The cost is going to come in paying somebody to do that, if you don't DIY it, then in the decor, bathroom refurb, etc etc.

How have you arrived at that conclusion?! 

This is the worst 'advice' I've ever seen you give!

Mutton_Geoff

AdrianC said:

There's not usually much, if any, "insulation" in an internal studwork wall.

I usually fill the void with Rockwool Sound Slab and use Soundbloc plasterboard (blue) as it is much denser. The walls then sound more solid than leaving the void empty or just chucking some loft insulation in as many builders do.

princeofpounds

AdrianC is right, but perhaps speaking with too much conviction to take into account Doozergirl's protestations. It is very likely, if not quite almost certain, that an internal wall in a house that size is just studwork.

If that's the case, the wall *itself* will not be that expensive to move. Doesn't mean it will be peanuts unless you can do it yourself, as you'll still need to pay for labour and there will be a few consequences you'll have to deal with, like adjusting skirting, plastering, flooring etc. That's where all the cost is.

You may run into complications with regards to wiring and, particularly awkward, plumbing that runs through the walls. Again, based on position, it's not likely that there is major plumbing in those walls but it's not impossible, especially if you a water tank in the attic -> get up there and see where the pipes lead.

AdrianC

princeofpounds said:

AdrianC is right, but perhaps speaking with too much conviction to take into account Doozergirl's protestations.

Shush. I'm not here. I'm really not hiding behind the skip, honest, wondering which bit Dooz is objecting so strongly to...

It is very likely, if not quite almost certain, that an internal wall in a house that size is just studwork.

Especially given that floorplan and the slight dogleg relative to the rest of the front-rear internal.

If that's the case, the wall *itself* will not be that expensive to move. Doesn't mean it will be peanuts unless you can do it yourself, as you'll still need to pay for labour and there will be a few consequences you'll have to deal with, like adjusting skirting, plastering, flooring etc. That's where all the cost is.

Perhaps I was a little subtle... I thought I was saying exactly that, too...
<peers round corner of skip to see if it's safe yet>

Doozergirl

Haha!  Prince was right, it was the absolute conviction it came with.    We need to tread more carefully than that. A structural engineer is always a good idea, even if it's just to pay for an hour checking the house.  I honestly would not touch a house without the nod.   

And add acoustic insulation! 😇

You can come out now. ☺️