Robin
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Can anyone guess? 
Basically, Me and my Mum are either moving house, or adjusting ours to suit us better, as there is a room or two which we hardly use at all.
The plan is to go from this -
To something like this -
On of the walls is brick (between Living room and diner atm) the other is a stud, the brick one doesn't align with any other wall in the house, so I don't think it's load bearing 
Any ideas roughly? ballpark figure really, then a ball park fig for a kitchen these days?
(pics aren't to scale btw )
Sorry for the randomness, it's just I'm trying to convince my mum to do it and stay here instead of downsizing for the sake of having a better layout 
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mav
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Registered: 19th Jun 01
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Really depends what kitchen you are going from can be 5k-25k
At a complete guess the actual building work I would say 12k
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mwg
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Location: South Lakes
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I would say there is a fair chance that the one between the dining and living room at the moment is load bearing
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Cosmo
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we had a wall taken down that didnt have another brick wall over it...it was still a load bearing wall so meant a RSJ had to go in.
[Edited on 20-02-2007 by Cosmo]
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topshot_2k
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RSJ 
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Cosmo
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quote:
Originally posted by topshot_2k
RSJ
yes, thats what I put 
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topshot_2k
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Robin
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ALL the internal walls of the house are brick though, even upstairs, the only 2 which are stud were added when the house was extended, that's why I thought it might not be. I'm sure we'd manage with an RSJ, would still be far more open.
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Cosmo
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just means its more expensive when youve got to bother with RSJ's, planning, structural work, etc.
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C2RL R
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BFG
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mwg
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Which way do the floors in the rooms above span?
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Robin
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north/south (top/bottom)
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mwg
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I reckon that wall is supporting the floor joists then.
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Robin
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the joists run parallel with the wall though?
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Cosmo
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quote:
Originally posted by Robin
the joists run parallel with the wall though?
not from what you just said?!
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Robin
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the floors (boards) run north/south, the joists run east/west.
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mwg
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Ah in that case it may not be a supporting wall. Thought you meant the joists run north to south, not the boards.
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Ally
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£alot
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JM_16v
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i do estimating for a living
as a rough guide
60 bricks per m2 at 22p each
bricklayer £30 a m2
metal stud work £25 a m2 (measure over doors)
plumbing etc will be a bit more complicated as you need to show where existing services etc are.
if the brick wall is load bearing it may be able to be propped romoved then a steel place but depends on the strength and construction of the other walls.
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Gregor
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No way of telling without a full estimate.
Bit like asking what insurance will cost 
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Robin
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Yeah, I thought it might be hard, just wanted a really vague idea
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Ally
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No way to get a decent idea Robin  best bet is to get an estimate from 3 - 5 builders as its a big job
I'd say 10k, varying on Kitchen you go for. Its an awful lot of money to spend - plus remember you are actually loosing a room therefore decreasing house value. It will make it better for you and your mum - but when you come to sell people tend to look at number of rooms etc
I would turn it into a study/music room if it were me, if its just you and your mum thou... downsiize and take the ££!
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Robin
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It's a study/music room already, it just doesn't get used
Mum isn't too bothered about the reduction of value, she doesn't really need the money...
If we moved, we'd spend 10-15k on moving/work on the new house, so she'd be losing that anyway.
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Cosmo
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I dont agree that decreasing a room will decrease the value.
The two rooms at add value are kitchen and bathroom. If he is making a much larger and new kitchen then the loss of a room will not be felt. Aslong as it is done well.
I would personally do it. As in the mean time it will be best for you, and in the long run, as long as the rooms as a decent size and quality, you will make some money.
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Robin
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The thing is, the ONLY reason Mum was considering moving was to get a property in which we wouldn't be wasting space, so by making the best use of the space we have here, we'd be better off anyway, as the house is better than any we've looked at (bar one, which sold )
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