Removing Internal Walls - how do you do it?
I took the plunge in my Victorian Terrance and opened up the living and dining space, and here is everything you need to know…
So why did I do it?
We’ve been living in the house for 12 months and whilst we didn’t really want to do any major works to the house it basically came down to one thing…
We never used the dining room. Well once on Christmas Day, but it was a completely wasted space for us and quickly became a dumping ground where I would store stuff for the charity shop, eBay parcels and anything else I couldn’t be bothered sorting through.
The layout of the house is a traditional Victorian terrace with incredible detailing and high ceilings, and it was such a shame that the room wasn’t being put to good use because we just ended up walking past it on the way to the kitchen. After lots of back and forth, we took the plunge and I booked a structural engineer.
What were the pro’s and con’s for opening up the space?
Pro’s
It would create an easy flow from the living room, through the dining room and out to the kitchen
It would allow natural light to flow in from both bay windows
The newly installed log burner in the dining room would help with the heat in the space
We could create different moods in the spaces whilst making it feel cohesive
It would create new views and frame certain details in the spaces which I love
Con’s
I didn’t want to be the person that made such a drastic change to the house
The cost was not something I considered when I bought the house, as it was only an idea when we first moved in
The disruption - I really dislike renovating and dust gets everywhere
Do you need a structural engineer?
Yes. Yes you do.
If you are removing walls in your house which are load bearing, you WILL need to hire a structural engineer. It’s best practice to get expert advice with a change as big as this as you will need to have a supporting beam which is suitable to carry the weight of the building, and a structural engineer can calculate this and create a set of drawings you will need to submit to building control.
I would say you need to expect to pay anywhere from £200-£500 for a set of drawings depending on where you are in the country, and being in the North East, I paid short of £200 for the assessment and drawings.
Do I need to go through building control?
I would highly advise it and it can have repercussions if you don’t, so yes.
You will need to apply to your local authority with the drawings from the structural engineer for approval, and I was shocked that we got the go ahead the day after the application.
You may also have to get a party wall agreement depending on the layout of your space so that’s also worth looking into whilst you’re at it.
If you don’t go through the proper channels with building control, you won’t get the right certification which 100% will cause a problem when you come to sell your home, as it can put potential buyers off and also can reduce the sale price of your home.
There is also the potential to void your home insurance if something goes wrong too, so make sure you check with your insurance provider prior to carrying out any work.
The price for my building control submission was £250.
Where did you find your builder?
I had 3 quotes for the work, which ranged from recommendations to seeking out people on Check-A-Trade.
I ended up going with a builder I found on Check-A-Trade because I liked him, his communication was great and I felt confident using him.
The quotes ranged from £1,500-£4,000 and the brilliant builder I hired was around £2,000 for 2 days labour, the RSJ and waste removal.
I was so happy with him that I would hire him again when it comes to general building work, and I don’t have a great track record with tradesmen if I’m honest.
Can I do it myself?
You can, I just don’t think you should.
I’ve helped knock through walls before after the correct supports have been put in which is great fun, but if you’re not familiar with something as big as this, I wouldn’t advise it.
You definitely need some experience in something similar and I’d only advise doing it with supervision of somebody who has done it before, and you will need a few people to safely lift an RSJ and install the pad stones, however as I’m writing this, I just don’t think you should. I’ll have a go at anything myself, but there are some things I think you need to leave to the professionals and structural changes is something best left to the experts in my opinion.
So how much did it actually cost?
At the time of writing this I’m not even finished yet and I’m waiting final building control sign off, but my estimated costings are below which I hope helps. It’s worth noting I live in a small town in North East England, so I can imagine the shock of the Southerners reading this. Yes I know, it’s cheap compared to darn sarf…
Structural engineer - £200
Building Control Application - £250
Builders for two days, waste removal and RSJ - around £2,000
Plastering - £300-£400
Radiator relocations - £500-£800
Electrical Relocations - £300
New moulding/architrave - £250
Redecoration - £500-£1,000
Estimated total £4,400
If you have any other questions, comment below and I’ll answer!