Creating Open Plan Lounge and Kitchen

homemover21

Hi all. I have had a quote from a local builder of £7k to take down a load bearing wall between the kitchen and lounge. The work includes removing the wall, adding the support beam, relocation of radiator and electrics and also boarding up an internal door and plastering. What are your thoughts? I live in Northern Ireland if that helps. 

Hello_Kitty_2

We're in Scotland and are looking at doing the same thing. Does that include a new kitchen or are you keeping your existing one?

We've been quoted 14k (this includes cost of new kitchen and appliances) for removing internal wall (non load bearing), moving boiler, blocking up internal door and window, removal of old kitchen, full installation of new kitchen, all electrics and plastering etc.

kzzhar0

I live in northern England and have been quoted £1300 for this. No moving of radiators but taking down a load bearing wall, adding support, plastering and blocking off a door.

Jeepers_Creepers

£7k?

I'm guessing materials will be around £1k - beam, timber studs, some plasterboard, plaster, odds and sods like pipes and cables.

It'll take - ooh - 2 to 3 days, perhaps a little more (depends on how many folk are on the job).

Best part of £6k labour?

That sounds pretty steep to me.

Get another quote or two...

mggftz30

Get at least two other quotes, you’ll be amazed at the difference in builders quotes. 

homemover21

I got two more quotes for this. One at £1,200 and one at £4,800, so a wide range in prices. £7k is way over the odds. This is just for removal of the wall and associated works, no kitchen. 

FreeBear

Jeepers_Creepers said: I'm guessing materials will be around £1k - beam, timber studs, some plasterboard, plaster, odds and sods like pipes and cables.

Load bearing wall - Don't forget to add in structural engineer costs and building regulation checks & completion certificate - Without that paperwork on completion, selling the house again could put buyers off and incur extra costs & delays. Also leave the door open to enforcement action from the local council for the first year or two.