Any problems with this change?

[jimmies]

Hi.

I'm looking at a house to buy...but the living room is just too small - below is my proposed idea. Are there any probs with it. The wall that needs to be removed is supporting the bedroom wall upstairs. Or do any of you have a better idea of what to do? The middle pic is how it is now, the left pic is how we want it

What would be a rough cost for complete works to finished job in N.Yorkshire

cheers

Jimmies

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• jimmies
• 4 Oct 2009
• 1

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[cmother1]

People will need to know what the walls/floors are made of, how wide is the opening and how your joists run before commenting on this (eg are they crossed on top of the wall to be knocked through.
Also you say the lower wall supports the bedroom wall upstairs, but this isn't evident in your plans. They appear to be offset. Probably helps if they are.

 

[jimmies]

Hi - sorry, after re-reading what I wrote....I was very vague !!

All the walls are brick, the far right of my plans shows the upstairs with the right handside wall of bedroom 1 being the one that is currently supported by the wall to be removed downstairs.

As for the joist direction, I have assumed that they run the shorter distance across the living room at right angles to the wall to be removed. As I do not yet live in the house and have no experience of this type of work I could not know for sure

I hope this is clearer

Thanks guys

 

[jimmies]

plenty of views of this question but only one reply.......am I asking a silly question? If I am, please tell me

Ta

Jimmies

 

[freddiemercurystwin]

Probably easy to do cost a few K.

 

[ColJack]

which direction do the joist run?
you're not gaining much as you will be leaving an entry hallway, and you're then forcing the traffic through the sitting room to the kitchen.. ( not great if you're settling in for a quiet night and the kids have to trapse through the lounge to get a drink.. )

it also makes for quite an awkward shape room.. there's not much you could do with that alcove you create.. a sideboards perhaps..

a better option might be to push the central wall back into the dining area so that it's level with the kitchen wall..
you'd have to loose a section of kitchen counter as you'd put the doorway at the end of the hallway straight into the kitchen..

as a third alternative, a low wall between the kitchen and dining area ( and loose the bit or counter that sticks into the dining area ) and then knock through between the dining and sitting room.. ( possibility to block the dining room door and extend the kitchen area into that part of the hallway and the understairs cupboard? )

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[jimmies]

ColJack, I hear what you are saying.......The enrty hallway has to stay there because of the position of the front door - at the moment the kitchen/diner/conservatory area is all newly completed with multi-fuel stove, new units, new slate etc etc, there is also a nice wooden double-door set-up between the living room and dining area so it opens up into one nice family area if needed.....the only problem is that the living room is just too small as a single room when the double doors are closed.....as with a house this size and modern furniture there are always going to be compromises......thats why I thought of taking the hall away. A nice big sofa will fit in the alcove, with maybe celing height book shelves behind that sofa. I agree about the no direct access to the kitchen but I think that this would be the compromise for the sake of a usable living room when the double doors between the dining area are closed

see below

Untitled

• jimmies
• 5 Oct 2009
• 1