Expected cost for moving door under a loadbearing wall

11fernsroad

Hi

One of our bedrooms in our 2 BR flat has oddly placed door,which makes the room space smaller and room odd shaped.Moving the door forward would make the room rectangular and better use of space.Though theoretically it only adds just shy of 1 sq m to the room size,practically it allows installation on wardrobe and a double bed in.

How much would it cost to remove a door along with that section of load bearing wall,install a 4 m RSJ from that wall to external wall,rebuild the broken section of wall(stud wall) plasterboard it as well as rebuild the broken section of ceiling plaster board(used for installing RSJ) and skim it. Propety is in London.

Just a Ball park figure will do,before I work out if the planned work is worth it.

greyteam1959

£3500
That's if you can find somebody to do the work in the next 2 years.

Doozergirl

RSJs often need piers to sit on to take the load, so you don't always get a flush wall finish.  Would that affect your plan?  

FreeBear

Is permission required from the freeholder to make any structural changes in the flat ?

If so, you need to explore that before trying to get quotes in for the work.

11fernsroad

Thanks for the observations.

Any idea of cost involved for actual work (apart from structural engineer and party wall agreement costs)?

FreeBear

11fernsroad said: Any idea of cost involved for actual work (apart from structural engineer and party wall agreement costs)?

So many variables involved, it would be difficult to give even a ballpark figure. For example, RSJ cost - Very dependent on the size of the steel, and the cost at the time of purchase. Then there is access. Is this a ground floor flat, or three floors up.. Getting a heavy lump of steel into the building could be a logistical nightmare involving cranes and a lot of grunt work.. On top of that, you are in London which seems to have completely different rates than the rest of the country.

stuart45

Have you got a rough sketch of what you want done?

GDB2222

11fernsroad said:

Thanks for the observations.

Any idea of cost involved for actual work (apart from structural engineer and party wall agreement costs)?

I think that you should start off with the structural engineer. There’s no point worrying about the cost unless the job is feasible.  There may have been a good structural reason why it was built like this in the first place.

11fernsroad

FreeBear said:

11fernsroad said: Any idea of cost involved for actual work (apart from structural engineer and party wall agreement costs)?

So many variables involved, it would be difficult to give even a ballpark figure. For example, RSJ cost - Very dependent on the size of the steel, and the cost at the time of purchase. Then there is access. Is this a ground floor flat, or three floors up.. Getting a heavy lump of steel into the building could be a logistical nightmare involving cranes and a lot of grunt work.. On top of that, you are in London which seems to have completely different rates than the rest of the country.

Structural engineer has now given the calcuations.
He said 4 m of RSJ would cost £462,also mentioned that given it is a timber floor,we need temporary metal beam on floor to support the acrow props holding the beam.
It is first floor flat with good access.
I have attached the present and proposed layout

Section62

11fernsroad said:

I have attached the present and proposed layout

Any reason for doing the 'top' bedroom door as shown rather than like this -

- moving the door to this position would mean when open it won't intrude into the floorspace.  I think it would also look neater when seen from the reception room to have the two bedroom doors aligned, rather than having one recessed.

Slinky

What is the width of the door on the smaller bedroom - looks very narrow