Definitely not DIY (for me, at least). I'm considering turning our
living room and dining room into a big L-shaped room. Open the place up
a bit. Does anyone have an idea how much it might cost? The wall is
about 10 feet wide.
can't answer without more details.
Ifr you are taking a wall down ..is it load bearing (critical point)?
What is the construction?
What make good is required?
What is floor material .... Acrows may need to support upstairs during work
Any power, water or gas feeds in or on wall?
Lots of variables ...
I'm only hoping for a guess to the nearest £1000, if that's possible.
I'd like to at least have some idea of the order of magnitude so's I
don't look like a complete idiot :-)
It is a load bearing wall. I mentioned that it is supporting in the
subject, but forgot to include it in the message. I expect it is breeze
block (house is from the 80's). I'm useless at plastering, so I'd be
thinking of getting it finished up to there. Floor is conrete with
screed. There are mains outlets on both sides. There is a door in it,
and metal detector shows something above it, but not extending any
further to either side.
It depends on lots of things.
What is the current load?
What will you be transferring the load to?
Is that strong enough (including its foundations) to take the extra load,
or will it require piers and/or underpinning?
What other construction will remain to provide diagonal bracing?
Do you mind an RSJ below the existing ceiling, or do you want it above
the ceiling so the ceiling can run across flat between the two rooms?
A structural surveyor will be able to give you the options in your
particular case, and you may need to supply this to the BCO.
If this joins a party wall, then party wall act comes into play too,
and you have to involve your neighbours.
[email address is not usable -- followup in the newsgroup]
It *is* possible to have an RSJ at the same level as the ceiling joists
- with the ends of the joists cut to fit between the flanges of the RSJ,
and be supported by it. I've got a couple of instances of that in my
house - but they're both in situations where the joists change direction
- being perpendicular to the RSJ on one side, and parallel to it on the
other side. It would be more difficult if the joists were perpendicular
on both sides - you'd have to prepare the ends of the joists and then
slide the RSJ in through a hole in an outside wall. It's so much better
if you *can* create a flat ceiling without having a visible - albeit
boxed in - beam across the room.
If you live in a street of similar houses ask around as there is sure to
be someone who has had the same modifications done. You will also get some
idea about any problems and which builders they would recommend.
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