Ballpark cost for chimney breast/wall removal with new beam

[AlmostUseful]

Evening all. We've been discussing the best ways to make the most off our downstairs living space, and before we entertain the idea of a new kitchen/diner extension we though we'd try to exploit what we already have and don't properly use.

Our kitchen and dining room are separated by a chimney breast and a single skin wall. The wall is blockwork (1930's) and the chimney is brick.

I'm thinking if we remove the walls and chimney breast we can open it up nicely, and even if we need a column in the Centre of the span where the chimney was it will still work.

The practicalities of such a proposal aren't a problem, I'm a civil engineer so I'll get one of the structures boys at work to run the calcs for me, and check for rigidity etc.

Any idea what a south west based builder would charge to support the 1st floor chimney (roof purlins bear on to it in the loft) and joists, remove wall and chimney, install beam (approx 4.5m span) and column if required, then make good the floor where the hearth was and ceiling where the chimney was?

Now, ordinarily I would presume the column wouldn't be needed, however our house had the timber floors removed decades ago to be replaced with unknown concrete spec, so I wouldn't want new foundations putting in at span ends to support the chimney and roof loading.

Any ideas on rough cost for such work?

We're talking proper ballpark here, £3k, £5k, £10k?

If it's going to be £20k we'll just double it and do the extension, but if it's £5-10k then it's a job for the summer.

Photos of the heinous wall paper here, apologies for the mess. Lots of projects on the go at the moment and mess everywhere!

This is the wall (door to the left will be sealed up)



And this is the other side of the wall, where you can see the chimney breast. Kitchen door will remain in the same place.



View from the other angle

Edited by AlmostUseful on Sunday 19th March 21:32

[richatnort]

I have just gone through the same thing. We were quoted near enough £4000 to knock the wall down and chimney down, steels, sort be plaster out.

Admittedly I'm in West Yorkshire so not near you but the transformation is great especially the chimney as ours was much wider then yours but can fit a big table there and have room left over.

[richatnort]

Just to give you an idea of what it looked like before and after.

[037]

I'd be charging around £5k to complete this

[AlmostUseful]

Thanks both. Richatnort, do you have a floor plan so I can see what was done?

037, not somerset based are you? If so I'll get the calcs done and we'll see you soon!

[richatnort]

This is the only floor plan I have but we blocked up the door in the kitchen and the grey bit in the kitchen was a pantry that also got blocked up and the door is now in the hall.

Also the reception room door was blocked up as that's where the tall fridge freezer unit is.

[hyphen]

OP- have you though about putting in the steel/gallows brackets at the loft level rather than just downstairs?

As that way you will take the chimney out on the 1st floor too, and also you won't have a boxed in beam across your kitchen diner which will look nicer.

More cost, but if you are planning a loft conversion in the near future then something to think about.

Edited by hyphen on Monday 20th March 09:21

[Sheets Tabuer]

Had similar done about 5 years ago and it cost 2k so I'd say 3-4 now

[AlmostUseful]

Not really considered gallows brackets as we've only just done the upstairs so don't want to decorate again!
We won't be considering a loft conversion as if we need more space we'll just move.

I'm happy for it to cost up to £5k I guess, and to be honest we've got already got a beam spanning the other direction in the kitchen so the on betwixt dining and kitchen won't look out of place.

Cheers all, one of the boys is looking at calcs for me now. Happy days, once I've got a plan I can get the builders sorted for quotes and off we go!