Knocking down a wall

Wesser

So I'm looking to buy a house in dublin which is an ex council house. Standard size 85 m2 approx. It has the usual lay out, 2 reception rooms on the left hand side, one at the front and one at the back and one tiny kitchen on the right hand side. Obviously the wall in between the back room and the kitchen will need to be knocked down to create an open kitchen diner and maybe a support beam put in. How much will this cost me? I know that people cannot give an exact amount and it is approx but I need to see if I can afford it. Cost of the new kitchen not included. Kind thanks in advance.

Gumbo

Wesser wrote: »

So I'm looking to buy a house in dublin which is an ex council house. Standard size 85 m2 approx. It has the usual lay out, 2 reception rooms on the left hand side, one at the front and one at the back and one tiny kitchen on the right hand side. Obviously the wall in between the back room and the kitchen will need to be knocked down to create an open kitchen diner and maybe a support beam put in. How much will this cost me? I know that people cannot give an exact amount and it is approx but I need to see if I can afford it. Cost of the new kitchen not included. Kind thanks in advance.

3-4k

Reputable Rog

Wesser wrote: »

So I'm looking to buy a house in dublin which is an ex council house. Standard size 85 m2 approx. It has the usual lay out, 2 reception rooms on the left hand side, one at the front and one at the back and one tiny kitchen on the right hand side. Obviously the wall in between the back room and the kitchen will need to be knocked down to create an open kitchen diner and maybe a support beam put in. How much will this cost me? I know that people cannot give an exact amount and it is approx but I need to see if I can afford it. Cost of the new kitchen not included. Kind thanks in advance.

€400-500 approx to knock the wall , plaster and put in new skirting boards, concrete lintel is all you'll need for support as I'm guessing its a partion wall and unlikely a retaining wall. Factor in the cost of relocating radiators and new pipes and your talking about €900 all in.

Gumbo

Reputable Rog wrote: »

€400-500 approx to knock the wall , plaster and put in new skirting boards, concrete lintel is all you'll need for support as I'm guessing its a partion wall and unlikely a retaining wall. Factor in the cost of relocating radiators and new pipes and your talking about €900 all in.

Good luck getting it done for that!
How can you say a precast lintel will suffice without knowing the span? How will the lintel bear onto the other walls? How will you connect the joists that are currently supported by the wall?

I'm guessing that it's not a partition wall, and it's certainly not a retaining wall , most likely a load bearing wall carrying the joists above if the typical council house in my experience is anything to go by.

Reputable Rog

kceire wrote: »

Good luck getting it done for that!
How can you say a precast lintel will suffice without knowing the span? How will the lintel bear onto the other walls? How will you connect the joists that are currently supported by the wall?

I'm guessing that it's not a partition wall, and it's certainly not a retaining wall , most likely a load bearing wall carrying the joists above if the typical council house in my experience is anything to go by.

Having had a similar job done myself and having asked people living in typical council houses.

Gumbo

Reputable Rog wrote: »

Having had a similar job done myself and having asked people living in typical council houses.

That's fair enough.
It's a 50/50 gamble on which one of us is correct as we don't know if it's a non load bearing wall or a load bearing wall.

If it's load bearing, expect a figure in or around what I quoted.
If it's not load bearing then your figures are correct.

Hopefully the OP will update when he gets the work done

Reputable Rog

kceire wrote: »

That's fair enough.
It's a 50/50 gamble on which one of us is correct as we don't know if it's a non load bearing wall or a load bearing wall.

If it's load bearing, expect a figure in or around what I quoted.
If it's not load bearing then your figures are correct.

Hopefully the OP will update when he gets the work done

Agreed,if it's load bearing will be significant.Meant to say load bearing wall as opposed to retaining earlier ( Damn Trappist monks and their fine beer)

Wesser

Ha ha! Thanks for your help. Have to
Buy the bloody house first!!