How much to knock out a wall and install an RSJ

[stormin]

Hi ya,

Had this exact installation ourselves a couple of years ago - had supporting wall knocked out in the kitchen, to make a more open plan area into the dining room.

3 men, 2 days, to take out a couple of cast concrete (1 ft x 1ft) lintels and replace them with 2 RSJ's supporting the upstairs back wall of the house.
£1400

It makes ONE HELL OF A MESS while it's being done, but the change when the old wall comes down is amazing.

Goos luck.

[Zip106]

stormin said:

Hi ya,

Had this exact installation ourselves a couple of years ago - had supporting wall knocked out in the kitchen, to make a more open plan area into the dining room.

3 men, 2 days, to take out a couple of cast concrete (1 ft x 1ft) lintels and replace them with 2 RSJ's supporting the upstairs back wall of the house.
£1400

It makes ONE HELL OF A MESS while it's being done, but the change when the old wall comes down is amazing.

Goos luck.

matts360.... don't tell the other half as she'll never have it done!

[BiggusLaddus]

matts360 said:

Thanks for the quick response.
Padstones, - I guess they are for the supporting wall / column tops, can an RSJ end be made to go into a joining wall, rather than having to have a brick column to support (if you get me)? - ie have no column showing on the new long run wall.

Matt

Yes padstones sit directly below the bearing on the steel beam to prevent local crushing on the masonry. They are usually cast in place but if the loads are low enough then enginering bricks could be used. Typically the same size as a block, but can end up much bigger depending on geometry, load and strength of masonry.

Not having any return from the inside of your newly lengthened wall will depend on the load from above, the state of the inner leaf at the bearing point, and also whether your wall needs any lateral restraint now that the bracing wall has been taken out. Decent engineer will consider all of that, so I'd recommend employing one yourself to discuss the job with them directly, rather than just getting a builder in and then paying out a few quid for a quick beam calc.

[Qcarchoo]

I've carried out dozens of these knock throughs.
You might want to consider setting the beam above the ceiling line to give a better appearance - although more expensive.
The most recent one was a 3.8 metre opening using an 8" deep beam at £2300 +VAT.
The ceilings are replastered so you can't see the join.
We tend to use intumescent paint where possible to avoid boxing the beam.

[missdiane]

How do they do the RSJ fitting? Our kitchen/dining wall being removed this week, downstairs, do they do it from downstairs?
Only asking as we've left room fulls of stuff upstairs where we cleared out the kitchen diner so access may be an issue
I was googling how they fit the rsj and found this on google then I got distracted by ph

[silverthorn2151]

missdiane said:

How do they do the RSJ fitting? Our kitchen/dining wall being removed this week, downstairs, do they do it from downstairs?
Only asking as we've left room fulls of stuff upstairs where we cleared out the kitchen diner so access may be an issue
I was googling how they fit the rsj and found this on google then I got distracted by ph

They will do it from below. In some very complex situations you can have temporary support in the area above but that isn't likely to be the case here.

[loughran]

We`ve just done this. £IOOO is not enough money.

Budget for between 1600 and 2k to be on the safe side... with any left over, buy yourself a new hoover.

It can get quite dusty.



False beams ? I`m thinking of this...

http://www.oakleaf.co.uk/RSJ-Covers/Large-Oak-Beam...

... but just not sure I can live with such a big bit of plastic in such a prominant place.

The alternative seems to be a lot of chainaw work on a genuine beam.

[missdiane]

silverthorn2151 said:

They will do it from below. In some very complex situations you can have temporary support in the area above but that isn't likely to be the case here.

Thank you, that's good news, didn't fancy clearing out the room above too

[matlee]

Wow im amazed at some of these quotes!

I struck a deal with my sister that id knock her two rooms into one in exchange for some things to be printed out for me as my printer had died! If i had known the sort of costs i would have wanted a few quid on top of the print outs!

[Ilovejapcrap]

Thread rivivalguys.

I’m lokinging at doing this in new year. Can I get a builder just to crack on or do I need to speak with council ?

[wolfracesonic]

You really need a structural engineer first if you want to do things by the book; he works out some calcs, submits them to the town hall, they yay or nay them, if the former show, the drawings to your builder(s) for a quote. Then when the jobs done you get a nice shiny certificate to say the jobs been done properly, so no problems if you ever come to sell.