Shings

Right ho chaps....

http://img.photobucket.com/albums/v2...useoutline.jpg



Just got my first house, currently refurbing it and what not and would potentially like to knock some walls down.

On the pic the double red lines are potentially where I'd like to make an opening- say up to 2 metres or wide enough for an internal french door type arrangment.
The black line is the party wall.

Its a 2 bed semi, 1930's, 2 brick thick construction, both walls I want to knock holes in go straight though the house to ceiling of the first floor and form the boundary between kitchen and dining room and dining room and living room.

Reason for change- to many doors and the kitchen is tight and cramped.

I'm not looking to add value as the location of the house sells it and it will always be a 2 bed semi... just want to make it a bit more open plan and roomy down stairs.


So questions.
Do I need to tell building control?
How do I work out how big a lintel or RSJ I need to put in.
Where would I get the lintels/rsj's from?
As a builder- if you were quoting for this job- just to supply/ install the lintels/rsj how much would you charge?? ( I can knock the walls down and make good myself)

Thanks peeps...

Jake

PS- pics when I get 5 mins, its a bit hectic at the mo.

righthooker

a 2.5 long rsj 4" wide by 7" deep would cost Roughly £60, if the i would charge £ 250 for the pair , just to knock out and install the beams.
Skip extra and making good and beams at your cost .

That gives you an idea

fuzzy

i would think you would need to inform building control to nkock down load bearing walls .

righthooker

you should , but most dont tbh

TIFF

Jake

That has to be one of the FUCKING WORST diagrams i have ever seen....................

I have been in the house and still cant work out where the fuck you are trying to draw,pmsl

Lee Reynolds

Always best for when you come to sell the house as you have a cert saying the jobs been done right!

fuzzy

how will that effect things if you come to sell the house and theres no record or certificate to prove the works been done to a safe standard?

Shings

Yeh, I cant use paint... I can do proper drawings to scale but paint ruins me.

See you in the week for the crash course in central heating installation.


Thanks for the replies guys.. it was just an idea.... looking at cost more than anything else.

The comment about when coming to sell the house- I just got it and had no certificates for the re wire or the windows that were installed... houses dont appear to be like cars.

But.. Noted!

fuzzy

i wouldnt think renewing existing would need certs but altering the structure of the building might. i know we needed a proper cert and inspection by building control to convert an attic into a 3rd floor bedroom .

Lee Reynolds

You dont NEED certs for this kind of work, but its advisable as i say, when you come to sell it they surveyor might pick up on the change and want it checking!

kellyalfie

u should inform building control mate

bad boy rs

iTrader: (7)

you need to get in contact with a structual eningeer, he will work out the loads and sizes of the steels required, once this is done you need to contact your local council get through to building control and then chose a builder

if you dont go through building control when you come to sell the house it will come up that changes have been made

Lee Reynolds

Hmmm dont need a structural engineer for this kind of work if you chose a reputable builder, wasted money.

righthooker

exactly , been taking out supporting walls since i was 16 lol

Alps Pacino

40 years experience eh clive

righthooker

to look at yes ,,,,,,,,,, cheeky tw@t

dojj

iTrader: (3)

are you going to do the whole house up or just the walls mate?

might be a good idea to do the plumbing and leccy stuff now it's going to be in a mess rather than later whe you've got carpets and furniture in the way to potentially destroy