Mist sprinklers, intumescent paint, Exposed RSJs

[Hl.house]

Dear all,
This site has been very helpful for me so far. We are slowly progressing with all our dream works. Thank you for all the posts here.
I now need you help to decide with sprinkler installation. We have knocked down chimneys and structural wall between kitchen and dining room and supported by RSJs. RSJ pad stone, drawings okayed by BC. BC check list has following things:
1) Cover RSJs by fire lined or double plasterboard.
2) Re plaster kitchen ceiling by fire lined or double plasterboard.
3) Install mains operated smoke alarm because we have open plan downstairs.

Question: we are planning to install automist type sprinklers in the next phase of works as this will involve loft conversion. The quotes for doing above 3, so far, are in excess of £1300. Sprinklers are expected to cost in the range of £2-3,000. If I bring sprinkler installation forward can I get away without doing one or more of the above 3?

I read that intumescent paint is an alternative to plastering RSJs. My kitchen(360cm x 260cm) ceiling and RSJ plastering quote is £900. If done through a specialist, how much does intumescent paint cost? Online it shows you can get 5litres of paint around £44. Is it a 'diynot' job?

 

[freddiemercurystwin]

Last time I was involved in such a job intumescent paint doesn't look very nice and surely leaving the beams exposed will look pretty bad too? But you can do it yourself.

Having sprinklers does not alter the requirements of ensuring the structure or floor is fire resistant. Why does the ceiling need fireline or double boarding? Normally a 12mm sheet of ordinary PB will do in domestic.

 

[chappers]

Last time I was involved in such a job intumescent paint doesn't look very nice and surely leaving the beams exposed will look pretty bad too? But you can do it yourself.

Yep agree it's not the best stuff to paint with, but might spray ok, I have only seen black or grey which would leave you with an industrial look if this is the way you want to go , then check out envirograf, they will also provide you with a certificate for building control

 

[Hl.house]

Last time I was involved in such a job intumescent paint doesn't look very nice and surely leaving the beams exposed will look pretty bad too? But you can do it yourself.

Having sprinklers does not alter the requirements of ensuring the structure or floor is fire resistant. Why does the ceiling need fireline or double boarding? Normally a 12mm sheet of ordinary PB will do in domestic.

BCO has asked to re plaster kitchen ceiling with fire lined/double plaster board and all the above listed to get a completion certificate. The wall between kitchen and dining room, supported by RSJ, had a chimney breast on each side. Removing the chimneys have left a hole in the kitchen ceiling. I believe it must be less than 25% of the total Kitchen ceiling.

Can I challenge the BCOs demand? if so, how? And is it wise to do it?

Plasterers in my neck of wood are extremely busy. They either don't come or do not do quotes or their quotes are £££s. One quote so far £900. To save the hassle and money made me explore the intumescent paint work. I can DIY painting but not plastering. From what I saw there are any colours and finishings for Intumescent coatings.

Is it a good idea to ask my BCO if intumescent paint is OK with them.

 

[Hl.house]

Yep agree it's not the best stuff to paint with, but might spray ok, I have only seen black or grey which would leave you with an industrial look if this is the way you want to go , then check out envirograf, they will also provide you with a certificate for building control

All people who visit my house love the solid steel work. We have received many compliments for it. Don't know why? Yesterday I was asking DP if it was a male aesthetic idea, something macho kind of? He was unable to answer
Anyway, on a serious note, do envirograf actually paint or just supply the paint as they issue a certificate?

 

[chappers]

No they supply the certificate, you paint to their spec. BC should accept that as the certificate is specific to your purchase, but they do charge £15 for the certificate. I must admit that £900 does sound over the top to plaster that ceiling and around one RSJ, where abouts are you.

 

[Hl.house]

No they supply the certificate, you paint to their spec. BC should accept that as the certificate is specific to your purchase, but they do charge £15 for the certificate. I must admit that £900 does sound over the top to plaster that ceiling and around one RSJ, where abouts are you.

Thanks. I will contact
Unfortunately, we are in the southeast which is most expensive for many works.
The RSJ is 4m long with two steel columns(2.2m high) supporting it. So approx 8.4m of steel work to be boxed and skimmed. Kitchen ceiling is 3.7 x 2.7m. The plasterer told me fire lined board is quite expensive. May be I should get more quotes.

 

[chappers]

Thanks. I will contact
Unfortunately, we are in the southeast which is most expensive for many works.
The RSJ is 4m long with two steel columns(2.2m high) supporting it. So approx 8.4m of steel work to be boxed and skimmed. Kitchen ceiling is 3.7 x 2.7m. The plasterer told me fire lined board is quite expensive. May be I should get more quotes.

yep get some more quotes. He's clearly having you on
Your ceiling needs less than 4 boards, normal plasterboard is about £5 a sheet, fireline about £9-10 so depending on how you go 1 layer of std £20 one layer of fireline £36-40 or two layers of std £40 about 8 beads at £2 each(£20) and a couple of bags of plaster, three tops £10-15. So materials all in under £80 that gives over £800 for a short day.
The only thing that may push the price up a bit is whether all the framing around the steelwork is done but that's just a couple of hours work.

 

[Hl.house]

yep get some more quotes. He's clearly having you on
Your ceiling needs less than 4 boards, normal plasterboard is about £5 a sheet, fireline about £9-10 so depending on how you go 1 layer of std £20 one layer of fireline £36-40 or two layers of std £40 about 8 beads at £2 each(£20) and a couple of bags of plaster, three tops £10-15. So materials all in under £80 that gives over £800 for a short day.
The only thing that may push the price up a bit is whether all the framing around the steelwork is done but that's just a couple of hours work.

Thanks ! Apologies for delay, was away for half term.
To be fair the quote includes:
1. Removing old plasterboard from ceiling
2. Put in new fire lined plaster board.
3. Skim ceiling to a smooth finish
4. Board up RSJ and two supporting pillars by fire lined plaster.
5. Skim to a smooth finish.

Another question, Approx 1.2m of the RSJ replaces an external wall. This is where a upvc door will sit. How do I cover the external bit of the RSJ?

 

[mfarrow]

You should ideally install a brick pillar and put in a catnic for the outside bit, or use one of the longer, heavy duty catnics which are made for the job. Catnic themselves can work out which one you need from your load calcs and drawing.

 

[noseall]

Thanks ! Apologies for delay, was away for half term.
To be fair the quote includes:
1. Removing old plasterboard from ceiling
2. Put in new fire lined plaster board.
3. Skim ceiling to a smooth finish
4. Board up RSJ and two supporting pillars by fire lined plaster.
5. Skim to a smooth finish.

£900 sounds like a steal to me for the above. Pillars and beams are a time consuming faff. I wouldn't rush to do it for that price.

 

[Hl.house]

Thank you for all your answers.
Yes, framing(noggins) need to be added to the list. What will be a reasonable cost for this job?