Cost of Knocking Down an internal Wall?
Discussion
Hello,
I have a wall in my flat that requires knocking down.
The wall is about 6.5ft in length and will enable me to open up a room.
The Strucural engineers and Managing Agents have stated that this wall is not a supporting wall and have said it can be knocked down providing the corrective methods (ie.Lintel / RSJ)are fitted.
With this in mind, what is the rough ball park for a job of this nature:
Knockdown wall, fit structural mods, make good.
Thanks
I have a wall in my flat that requires knocking down.
The wall is about 6.5ft in length and will enable me to open up a room.
The Strucural engineers and Managing Agents have stated that this wall is not a supporting wall and have said it can be knocked down providing the corrective methods (ie.Lintel / RSJ)are fitted.
With this in mind, what is the rough ball park for a job of this nature:
Knockdown wall, fit structural mods, make good.
Thanks
I've just done something similar myself, the wall was breeze block, but non supporting. It took me a whole day and a half to take it down, though I made it harder on myself by leaving the plasterboard in place on the kitchen side to minimise the mess a little longer.
Mine is approx 10 feet wide at the point I removed it. It half filled a skip too, so you need to factor that in as our (second) 6 yard skip cost £160 on top of whatever the builder wants to charge. Then you've got the making good of the ceiling, side walls (another couple of evenings in my case) and any coving, plus a plasterer to skim the joins (I had artex so he did the whole 6.5 x 3.5 metres ceiling).
I'd like to think I saved myself about a grand by doing it myself (except the plastering), so I'll be interested to see what prices come up.
Mine is approx 10 feet wide at the point I removed it. It half filled a skip too, so you need to factor that in as our (second) 6 yard skip cost £160 on top of whatever the builder wants to charge. Then you've got the making good of the ceiling, side walls (another couple of evenings in my case) and any coving, plus a plasterer to skim the joins (I had artex so he did the whole 6.5 x 3.5 metres ceiling).
I'd like to think I saved myself about a grand by doing it myself (except the plastering), so I'll be interested to see what prices come up.
Rags said:
The Strucural engineers and Managing Agents have stated that this wall is not a supporting wall and have said it can be knocked down providing the corrective methods (ie.Lintel / RSJ)are fitted.
I'd speak to someone who know what they're talking aboutif the wall is non-load bearing you won't need to fit any beam as there is nothing to support
sleep envy said:
Rags said:
The Strucural engineers and Managing Agents have stated that this wall is not a supporting wall and have said it can be knocked down providing the corrective methods (ie.Lintel / RSJ)are fitted.
I'd speak to someone who know what they're talking aboutif the wall is non-load bearing you won't need to fit any beam as there is nothing to support
They are coming around tomorrow to make a full assessment.
Cost us £1500 to knock down a supporting wall slightly longer than yours. That included the rsj, plastering the walls, rerouting some electrics, removing kitchen units that were in the way, removing a radiator rerouting some plumbing, fixing a leak in a pipe that we were unaware of in the concrete floor and disposing of the rubble.
ooo000ooo said:
Cost us £1500 to knock down a supporting wall slightly longer than yours. That included the rsj, plastering the walls, rerouting some electrics, removing kitchen units that were in the way, removing a radiator rerouting some plumbing, fixing a leak in a pipe that we were unaware of in the concrete floor and disposing of the rubble.
This sounds like EXACTLY what we need doing, going to get some builders in for quotes soonish.They have still not arranged to come round and inspect the wall despite a few phone calls. Useless fools. When i do get the go ahead I will let you know how much I get quoted. £1500 sounds fair enough. Makes no economic sense if it's anymore but then again you can't put a price on extra space!?
OldSkoolRS said:
Rags, did you ever get a price for this?
looks like my local councils regs mean that its a fire hazard to have an open plan kitchen that results in no clear exit out of the property.Edited by OldSkoolRS on Thursday 25th March 08:24
Next plan, a window in the internal wall.
Sorry to hear that, though I don't really understand what you mean about being open plan and not having an exit, I guess it's different to my layout (essentially just a bigger kitchen than before, one door in and a separate hallway out to the front door or rear exit via lounge).
I just bought a used amp of another 'Rags' on AVForums and caused confussion as I'd assumed you were the same people.
I just bought a used amp of another 'Rags' on AVForums and caused confussion as I'd assumed you were the same people.
Busamav said:
I am guessing he would no longer have double door protection to the stairwell .
Now I'm even more confussed...is this something to do with a flat as my kitchen is off the hall (like most houses I'd imagine) and therefore straight into the same area as my stairs? Therefore I've just got a single door between the kitchen and the stairs (in fact I have no door at the minute as I need to plane a bit off since I tiled).Rags said:
They have still not arranged to come round and inspect the wall despite a few phone calls. Useless fools. When i do get the go ahead I will let you know how much I get quoted. £1500 sounds fair enough. Makes no economic sense if it's anymore but then again you can't put a price on extra space!?
if 1500 sounds fair then go for it, but if I were given a quote that size for knocking down a 6ft wall I'd be more than miffed.firstly, take the plans to someone who knows what they're doing. you could prob. find someone local on here.
if its non load bearing, have yourself a de-stressing session with a sledgehammer and get a plasterer to make good.
even if it is structural, that price seems way too high to me. for 1600 I had a 12ft rsj put in to knock through the living & dining rooms and the entire ground floor of my house replastered.
OldSkoolRS said:
Busamav said:
I am guessing he would no longer have double door protection to the stairwell .
Now I'm even more confussed...is this something to do with a flat .That is my guess , but I stress it is a guess
shirt said:
Rags said:
They have still not arranged to come round and inspect the wall despite a few phone calls. Useless fools. When i do get the go ahead I will let you know how much I get quoted. £1500 sounds fair enough. Makes no economic sense if it's anymore but then again you can't put a price on extra space!?
if 1500 sounds fair then go for it, but if I were given a quote that size for knocking down a 6ft wall I'd be more than miffed.firstly, take the plans to someone who knows what they're doing. you could prob. find someone local on here.
if its non load bearing, have yourself a de-stressing session with a sledgehammer and get a plasterer to make good.
even if it is structural, that price seems way too high to me. for 1600 I had a 12ft rsj put in to knock through the living & dining rooms and the entire ground floor of my house replastered.
OldSkoolRS said:
Sorry to hear that, though I don't really understand what you mean about being open plan and not having an exit, I guess it's different to my layout (essentially just a bigger kitchen than before, one door in and a separate hallway out to the front door or rear exit via lounge).
I just bought a used amp of another 'Rags' on AVForums and caused confussion as I'd assumed you were the same people.
no not me I am afraid! Did you ask him about how his wall was !!! LolI just bought a used amp of another 'Rags' on AVForums and caused confussion as I'd assumed you were the same people.
Busamav said:
OldSkoolRS said:
Busamav said:
I am guessing he would no longer have double door protection to the stairwell .
Now I'm even more confussed...is this something to do with a flat .That is my guess , but I stress it is a guess
Rags said:
no not me I am afraid! Did you ask him about how his wall was !!! Lol
Yes, it all got very confusing as I just mentioned 'PH' and he googled 'PH Forums' and found something quite different to this one. I can't understand the two doors rule as my Nephew lives in a newly built flat with a kitchen/dinning/living room so he can see his kitchen from his sofa...However as my initial interest was to see how much money I'd saved by DIYing mine, then it seems that I saved maybe a grand and as I needed the skip anyway that doesn't count in my book.
I'm still ploding on with the job, but for once it's not me but the sparky that is holding me back now: I'm tiled, plastered, painted and even some units in place, but waiting on the wiring for the new oven(s) before I can put the last few units in place. Still I'm only 7 weeks in and I once took 9 months just doing a living room. Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff