House Renovations

[ERICSMUM]

Last year Dibbers advised me to start at the top of the house and work down.

I’ve done this - new bathroom and new window knocked into the landing wall.

Moving downstairs, I want to remove the wall between living room (dark north-facing) and dining room (very bright south-facing). I also need a new kitchen and have the downstairs loo and utility room tidied up.

So my question is : Do I get the wall done first or the kitchen ? Which is the more logical way from the workmen’s point of view ?

Thanks

[Mr Tom Morrow]

Big jobs always first. Structural stuff tends to find hidden issues so always best to get that out of the way.
The rest can be described as cosmetic such as kitchens etc.

[ERICSMUM]

Thanks, makes sense now you’ve said it! I’ve been going round in circles !

[ERICSMUM]

Mr Tom, any idea how long it would take (roughly) and the cost (I will adjust for this area &#128561 ? Load bearing wall about 10 feet wide.

[Orlando 2004]

I'd also have said take the wall down first as even if the kitchen is a totally separate room the dust can get everywhere. This is my advice having lived through a downstairs extension last summer.

[di5ney]

I had a wall removed 3 years ago, roughly 8ft and a lintel installed and i had another “wall” put up and a door opening blocked off and i was £1000, this is in Glasgow

[ERICSMUM]

Originally Posted by di5ney

I had a wall removed 3 years ago, roughly 8ft and a lintel installed and i had another “wall” put up and a door opening blocked off and i was £1000, this is in Glasgow

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Very helpful thanks. I’m in a London commuter town, probably slightly more expensive although I suspect Glasgow prices won’t be far behind.

[Mr Tom Morrow]

Originally Posted by ERICSMUM

Mr Tom, any idea how long it would take (roughly) and the cost (I will adjust for this area &#128561 ? Load bearing wall about 10 feet wide.

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Linda. Such a difficult one to answer as there are so many variables.

Is the lintel going to show in the new room or is it going up between the joists(if possible) as thats a huge difference in time and effort.
Will it be an RSJ (rolled steel joist) Catnic type lintel (formed steel box) or concrete?
What is the existing wall made out of - brick or block?
Will the existing ceilings need replastering?
What is access like?
Can a skip go on the drive? Cheaper than on a road as no licence needed.

My view is have a figure of £1500 in your mind and any cheaper is a bonus.

The ideal is the existing wall is thermalite block and the lintel is going to 'show' in the newly extended room. That's the easiest one to do. Plus the cleanest!
Blockwork can be cut out by using a £10 disposable tungsten tipped handsaw from Screwfix as opposed to hours with a Kango hammer.

Edit. The beam is the cheap bit by the way. Ballpark figure of £28 a metre probably a bit less.

[Juliemack]

I work out costings and provide building control fees as part of my job, we always estimate 1 beam as no more than £1,000. This is NW England btw.

[ERICSMUM]

Thanks everyone. Not as expensive as I feared and if all goes well it will make a tremendous improvement in the amount of light, worth a lot to me.