Knocking down walls/Open Plan

beemerbruser1

Hi All,
looking for some idea of costs, time frame etc from others here who may have done something similar. Plan is to knock the 2 walls between utility/kitchen & kitchen/dining room. dining/Kitchen wall is 2.1m x 1.8m wide, kitchen/Utility is 2.1m x 3m. In addition to this looking to fit 16ft Bifolding doors. Assuming I need to fit RSJ's (floor plans attached) to all three openings any idea of costs to a plastered finish both excluding & including the cost of the bifolds? Recommended bifold suppliers & builders in south too.

Thanks!

One shot on kill

Are they a stud wall or concrete it looks like they could be 2 supporting walls.

ted1

I'd keep the utility wall. If the other wall is stud it would be a days labour. If it needs a RSJ you looking at sub 3k per RSJ below 3m. No idea about the bi folding and 5m RSJ.

I'd advise hiding the RSJ into the ceiling. It gives a better flow to the rooms and truly opens them up. A boxed RSJ breaks up a room.

Finally an archteict would be advisable on a job like this. You'd be quite surprised what they came up with. They can make much better use of space and light than most people

beemerbruser1

One shot on kill wrote: »

Are they a stud wall or concrete it looks like they could be 2 supporting walls.

Both walls are concrete. I'm assuming they will each need rsj aupports

beemerbruser1

ted1 wrote: »

I'd keep the utility wall. If the other wall is stud it would be a days labour. If it needs a RSJ you looking at sub 3k per RSJ below 3m. No idea about the bi folding and 5m RSJ.

I'd advise hiding the RSJ into the ceiling. It gives a better flow to the rooms and truly opens them up. A boxed RSJ breaks up a room.

Finally an archteict would be advisable on a job like this. You'd be quite surprised what they came up with. They can make much better use of space and light than most people

HI 3k per rsj? Wow wasn't expecting it to be that. Is that speaking from experience? Had guessimated about 4-5k for all 3. Sounds like i might need to revise my plans as budgeted about 12k all in. Thanks for input.

ted1

beemerbruser1 wrote: »

HI 3k per rsj? Wow wasn't expecting it to be that. Is that speaking from experience? Had guessimated about 4-5k for all 3. Sounds like i might need to revise my plans as budgeted about 12k all in. Thanks for input.

Yes, I knocked the wall between the dining room and kitchen in the summer, got a recessed beam fitted for 2200 engineer cost about 500. On top of that.

One shot on kill

Who is going to be doing the work will it be contracted out. If so that's were the money will go.

brokenarms

beemerbruser1 wrote: »

HI 3k per rsj? Wow wasn't expecting it to be that. Is that speaking from experience? Had guessimated about 4-5k for all 3. Sounds like i might need to revise my plans as budgeted about 12k all in. Thanks for input.

That price is way to much for an RSJ. Once you decide what you want, get a spec on what size and grade of steel you need and start to ring around engineering companies . This is where an engineer or architect might pay for himself in the long run.

ted1

brokenarms wrote: »

That price is way to much for an RSJ. Once you decide what you want, get a spec on what size and grade of steel you need and start to ring around engineering companies . This is where an engineer or architect might pay for himself in the long run.

The price includes knocking the wall and tidying up the wall and ceiling

sky6

That price is way to expensive. That's Celtic Tiger prices. But to begin you really need to find out if there load bearing Walls and whether you need an rsj or not.
A few hundred for an engineer might be money well spent in the overall cost of the job. You can also include his certification with your Deeds to save any problems if and when you might decide to sell the house. A word of caution, open plan rooms make a house very cold even in mild weather. Once you are aware that you are going to have higher heating bills in the Winter especially.

paddy147

sky6 wrote: »

That price is way to expensive. That's Celtic Tiger prices. But to begin you really need to find out if there load bearing Walls and whether you need an rsj or not.
A few hundred for an engineer might be money well spent in the overall cost of the job. You can also include his certification with your Deeds to save any problems if and when you might decide to sell the house. A word of caution, open plan rooms make a house very cold even in mild weather. Once you are aware that you are going to have higher heating bills in the Winter especially.

Thats absolute rubbish........as you dont even know how well that house or any house may be insulated,and the radiator/heating layouts.

My house was converted to full open plan only 2 years ago (RSJs conceled in ceilings and walls) and its as snug as a bug in a rug all year round.

brokenarms

I think maybe he is suggesting that one has to heat a bigger open space rather than on smaller room.

ted1

paddy147 wrote: »

Thats absolute rubbish........as you dont even know how well that house or any house may be insulated,and the radiator/heating layouts.

My house was converted to full open plan only 2 years ago (RSJs conceled in ceilings and walls) and its as snug as a bug in a rug all year round.

Paddy you increased the insulation, opening space without increasing the insulation will genreally lead to colder rooms.

we opened the back half of the house and the room is notable colder than when they were sperate.

I plan on insulating ths house, and doing some more work over the next year so I'm not going to do anything about the radiators etc for the moment.

sky6

Sorry Paddy but you are wrong. Insulation has nothing to do with it.
Common sense should tell you that if you make a space bigger then it's going to take longer and cost more to heat it. Where Insulation plays it's part is in how well the space can keep the heat in or the cold out.

beemerbruser1

Regarding the heating, house has already had the walls pumped, new Worchester boiler along with zoned heating. There's an existing rad in dining room & another in existing kitcken. On top of that, there is a stove being fitted in sitting room so should be good on the heating front. After all I'm only including the utility in what's already heated.

Sounds like my first port of call is an engineer. I had structural engineer survey the house before I bought, I assume this is the guy I need?

Thanks to all for your input. Much appreciated.

paddy147

beemerbruser1 wrote: »

Regarding the heating, house has already had the walls pumped, new Worchester boiler along with zoned heating. There's an existing rad in dining room & another in existing kitcken. On top of that, there is a stove being fitted in sitting room so should be good on the heating front. After all I'm only including the utility in what's already heated.

Sounds like my first port of call is an engineer. I had structural engineer survey the house before I bought, I assume this is the guy I need?

Thanks to all for your input. Much appreciated.

Yep,thats who to contact,and also a competant,fully insured builder aswell.


Hope all goes well and you enjoy your new open plan house.:)