HOW MUCH TO KNOCK DOWN A WALL?

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Removing a wall can have a huge impact on our home and the way we live. Probably the best example of wall removal and how it effects the way we live is the forming of a tru-lounge.

Removing the wall between the front and rear reception to an average house makes a huge difference especially if you are not used to open-plan homes.


SO HOW MUCH TO REMOVE A WALL AND  WHAT WORK IS INVOLVED?

There are various types of walls that one can remove but lets kick off with the tru-lounge and the removal of the central wall dividing the front and back receptions for a standard Wall Removal Acro Supporthouse.

Now we say wall removal but in fact this project is more of a large opening in the wall rather than a full wall removal but it still fits the bill and is a very common project.

The bad news on this project is that the wall in question is almost always load bearing, also known as a structural wall, and as such needs an experienced builder to carry out the job safely and successfully.

From the point of view of costs we are looking at an average opening of about 3 metre wide by 2.3 metre high with the load supported by a Rolled Steel Joist (RSJ) sitting on capstones within recesses or brick piers.

This is generally how the work is carried out:

Now this might appear to be a huge amount of work but in fact can be done in 4/6 hours by skilled and semi skilled labour. So far you have created the opening but your home is still supported by steel supports.

Next comes the steel installation phase which is slow and dangerous work. The steel is always about 300 mm longer than the opening so it takes a bit of time to shuffle it in to position. If the house is three floors and the weight is substantial then of course the steel is also substantially thicker and heavier.

In some cases it may be necessary to install fabricated steel in maybe 2 to 3 sections to form the support and this work takes even more time and of course fabricated steel is far more expensive as more work has to be done to the steel to make it ready for use in your installation.

Okay, so far we have created the opening and installed the steel support. Now we need to leave the temporary supports in for a few days still whilst concrete and padstones are going hard. It is usually okay to remove the temporary supports after three days but if you are unsure take advice. In principal a skilled builder will know exactly when to remove the temporary supports.

Now the next phase is to reinstate. You are most likely looking at a hole in the floor where the wall was so you need to patch up the floor.

Now the steelwork needs some fireproofing work to ensure that in the event of fire on the ground floor the steel will not weaken and drop the load above for a considerable period.

This work is usually accomplished by encasing the steel with 2 layers of 12 mm plasterboard. Once this work is done you can proceed to reinstating the plasterwork and making the walls ready for decorations.

After that you can patch up the skirting and reroute any electric’s as necessary to complete the job.

All in all its a fair bit of work and can usually be accomplished over 3/4 days with an average cost ranging from 1,500 to 2,500.

You might think its a lot of money for a few days work but you need to remember that you are not just paying for the actual work you are paying for the experience - gained over many years - to ensure that the work is carried out correctly and in safety.

Lastly, I need to remind you that all structural alterations in the home need to be carried out to conform to current Building Regulations so you will need to ensure that Building Control at you local council are informed and that you get a completion certificate for the work.

If you do have structural works carried out and you do not get a certificate from Building Control then you may have a few problems when selling your property.

 


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IF YOU DO HAVE STRUCTURAL WORKS CARRIED OUT YOU NEED TO GET A CERTIFICATE FROM BUILDING CONTROL...

 

 

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HOW MUCH TO KNOCK DOWN A WALL?
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