4 Bed Duplex Q

dubsgirl

Hi has anyone out there extended the kitchen in a 4 bed duplex?

Thinking about doing it and would be great to know of any pitfalls beforehand!

Thanks All

RosieJoe

2 things you will need to do before you start.

1/ Ring Wicklow CoCo and let them know that you are looking to extend your kitchen and get an idea of what is allowable prior to needing planning permission, or if you need permission straight away
2/ Get on to your management committee and let them know of your plans. This is a requirement in your contract and you need the permission from the board to make any changes to your house.

dubsgirl

Thanks for that Rosie

Am more looking for the actual building kind of advice and maybe some recommendations for builders in the area?

Charlie-Bravo

I think it would be worth while getting a Building Surveyor in to give you advice and guiidance on this one. Don't rely on the builder to be up to speed on the latest requirements of Building Regulations Technical Guidance Document Part B: Fire.

There would have been a fire cert for the duplexes. There may be implications if you extend the kitchen that might void your current fire cert for the premises!

MrsA

As a fellow duplex dweller I am more curious about where you are planning on extending. Are you planning on building out as such? How do you imagine the building work being suspended from below?

I imagine it would have implications then for the people in the apartment below you as well IYKWIM.

M

dubsgirl

Hi Mrs A no you don't build out, you move the downstairs loo back down the hall and then extend kitchen into that space. I have seen another 4 bed that has it done and it looks great but unfortunately these people have moved so I don't know who they got to do it for them.

Was kind of hoping they maybe users on this board.

Astrofluff thanks for advice on surveyor.

lastsaturday

dubsgirl wrote: »

Hi Mrs A no you don't build out, you move the downstairs loo back down the hall and then extend kitchen into that space. I have seen another 4 bed that has it done and it looks great but unfortunately these people have moved so I don't know who they got to do it for them.

Was kind of hoping they maybe users on this board.

Astrofluff thanks for advice on surveyor.

Hi,
we redesigned our kitchen before the duplex was completed, so i would imagine the people you are referring to did the same thing, considering the properties are only a few years old.

it might be worth speaking to the kitchen company originally responsible for installing your duplexes as they may have the designs on record.

MyPerfectCousin

dubsgirl wrote: »

Hi Mrs A no you don't build out, you move the downstairs loo back down the hall and then extend kitchen into that space. I have seen another 4 bed that has it done and it looks great but unfortunately these people have moved so I don't know who they got to do it for them.

Dubsgirl, we are in the same boat. I know the one you mean, and in fact, the work was done by the owner who is a builder himself. After he sold the place and moved on, he advertised his services to other 4-BR dupes* like ourselves with a leaflet, quite a long while ago, and he came in and discussed it. We still hope to do this either with him or another builder but haven't got around to it yet. PM me if you would like the guy's details.

(*Not a typo. We have 4-BR places with kitchens designed for 1 person.)

builditwell

Hi Dubsgirl,

I would approach it in 2 ways just to cover yourself. firstly talk to the management company as they seem to have that place locked down pretty well and see what alterations you are allowed to make. Secondly employ a very good architect (local if possible) who is up tp speed on code regulations and could possiby recommend a competent builder to you. You are allowed to change alter renovate the internals of your home as you wish but you must consider safety access and design elements which would affect house price should you wish to sell.

libra01

Dubsgirl/myperfectcousin, did you ever go through with extending your kitchen. I am considering doing it and would be grateful if you had any info you could give me

Thanks

dubsgirl

Hi Libra

I haven't done it yet but it's for sure on my list to do!! I'll pm you the number of the builder who did them.

libra01

Great, thank you

MyPerfectCousin

Yes we did, more than a year ago now. The guy who advertised it originally wasn't in the area anymore and/or otherwise engaged, so we found another builder.

I can refer you to the guy who did ours (excellent job, good guy), but I have a feeling he's doing something else now too (as are a lot of ex-builders)!

Any specific questions, PM me.

Nharrison02

Hi MyPerfectCousin

We have been thinking about extending also. We already extended our bedroom and the kitchen is next. Would be very grateful if you could send me the builders details. Did you move the bathroom forward and transform the area behind that space into the kitchen also? Same as the builder with the flyers that did it the first time? Saw his place and it looked really good but he had sacrificed a lot of space in his living room (longer area in front of the mini balcony).

Fi Fi

We're doing it at the moment on a 3 bed. Not as much room to play with in the living room,as the 4 bed,but the same idea I think. We've moved the toilet wall into the living room area and 'shifted' the toilet into that space, then giving us more space in the kitchen. Looking good so far. I won't recommend yet till theyre done, but if it's good I'll pass on the details.

MyPerfectCousin

Nharrison02 wrote: »

Hi MyPerfectCousin

We have been thinking about extending also. We already extended our bedroom and the kitchen is next. Would be very grateful if you could send me the builders details. Did you move the bathroom forward and transform the area behind that space into the kitchen also? Same as the builder with the flyers that did it the first time? Saw his place and it looked really good but he had sacrificed a lot of space in his living room (longer area in front of the mini balcony).

Sorry I don't have the builders details anymore, and like I said, I don't think he is doing building work anymore. However, any good builder should be able to do this kind of job.

We moved the toilet down the hall.
What used to be the toilet is now part of the kitchen.
We also took a little space from the living room for the kitchen.
The new toilet took away a small amount of room from the living room.

The result is a kitchen you can walk around in and fit a kitchen table in. It's not massive though. The living room is still quite big and the area by the mini balcony just as awkward to use as it was before :-)

Nharrison02

FIFI, MyPerfectCousin, thanks for the updates, we were thinking of doing the same thing, just moving the bathroom forward and filling the right angular space inside the door of the living room with the new bathroom (would be smaller than the current bathroom as it was designed for disabled). I would be really interested to know how it works out as we don't want to take any more space away from the living room. Just a matter of interest, what kind of quotes did you get from the builders?

MyPerfectCousin

Nharrison02 wrote: »

Just a matter of interest, what kind of quotes did you get from the builders?

It was 7 or 8K, not including painting. I imagine it might be cheaper these days.

dubsgirl

Hi All

Here I am nearly 4 years later finally getting this job done (hopefully )

anyone got any builder recommendations?

Thanks

MyPerfectCousin

dubsgirl wrote: »

Hi All

Here I am nearly 4 years later finally getting this job done (hopefully )

anyone got any builder recommendations?

Thanks

PM sent

Merrilady

MyPerfectCousin wrote: »

PM sent

Hey Guys

Just finished a one story extn in Eden gate, couldn't be happier with our builder. Finished on time, no skip in drive way, nothing a problem, very clean and very considerate lads ( took shoes off coming in to use the loo ) , price was very keen too

Let me know if ya want a PM

Quackhart

Hi all,
MyPerfectCousin and Merrilady, you both mentioned that you have details for good reliable builders that you would recommend, would very much appreciate if you could send me on details? and if there are any pitfalls in the duplex kitchen extension i would be grateful for the heads up!

thanks

MyPerfectCousin

Hi Quackhart

I will PM you the details of a reliable builder.

The only issues are that the WC was built originally to be wheelchair accessible per regulations, so making it smaller may or may not be a breach of regulations. (not that the units themselves are wheelchair accessible, but whatever...)

The other one is re-routing the waste pipes from the new toilet location. Your builder should be able to figure that one out fairly easily though.

Charlie-Bravo

I've probably delved into this before re: acccessible WC - not necessarily wheelchair accessible but amublant disabled accessible. There are newer regs now since the duplexes were built, so always worth a look before doing anything, particularly if the WC needs to have a certain layout.

If you are changing something fundamental to the original cert of compliance with building regualtions, it is always worthwhile reviewing the regs as it will reduce any headaches when selling in years to come. You might need a further cert for changes made. If I'm doing a building survey for a prospective purchaser, I will always look for changes which may materially effect the original certs.

dubsgirl

Hi All

Jfyi we went ahead and got this job done in the 4 bed duplex - really pleased with the results. Anyone wants any feedback just pm me.

Went with the builders merilady recommended - thank you! They were great.

Quackhart

Did you have any issues with the building certification regulations?
As astrofluff rightly pointed out this may cause an issue later on vis a vis selling etc.

dubsgirl

Quackhart wrote: »

Did you have any issues with the building certification regulations?
As astrofluff rightly pointed out this may cause an issue later on vis a vis selling etc.

No - no trouble at all - mainly because I didn't look for it though

Can't imagine too many headaches as the wall that are moved around are not load bearing walls only internal stud walls. Also am aware of another 4 bed with the same changes that was sold with no problems...

This renovation also adds to the ability to sell as the kitchen is/was way too small for a 4 bed home...

Nharrison02

dubsgirl wrote: »

Hi All

Jfyi we went ahead and got this job done in the 4 bed duplex - really pleased with the results. Anyone wants any feedback just pm me.

Went with the builders merilady recommended - thank you! They were great.

Well done Dubsgirl! We still have to get it done. Would really appreciate if you could pm me the builders details. Also if you are happy to share the costs incurred, that would be great too. The main reason we haven't got it done is cost but also because we don't want to ruin the big room because living with a small kitchen is acceptable when the living room is so large. Do you have any snaps you would like to share?
Thank You.

dubsgirl

Nharrison02 wrote: »

Well done Dubsgirl! We still have to get it done. Would really appreciate if you could pm me the builders details. Also if you are happy to share the costs incurred, that would be great too. The main reason we haven't got it done is cost but also because we don't want to ruin the big room because living with a small kitchen is acceptable when the living room is so large. Do you have any snaps you would like to share?
Thank You.

Actually Pm'd you last week with the details Nharrison