Approx cost for work, (for budget purposes) and some questions.

[Rojomateus]

Hi,

I have had a quote for replacing windows in my property. As part of this I want to replace 2 existing windows with french doors. One is in the kitchen, currently above the units where the sink is and the other is in a room currently used as a snug and has a radiator underneath.

The window makers/fitters have not quoted for the building work to remove the walls under the windows. T(he team of builders they use is a substantial distance away and apparently they think this would be a crazy cost) And the surveyor for the windows has not measured the height the door will be in the kitchen...... not sure why he seems to want the builder to measure. ..... (he did not measure the snug height as I have only just decided I would like it to be a French door as well). I have spoken to the surveyor recently who has told me that it should be 20mm below the measurement from the top of the window to the floor and I am wondering in that case why he did not measure the kitchen?

Anyway my questions are as follows....... I will be removing the kitchen units and the radiator to leave access to both sites. The size of the wall is 1.8m wide and just under a metre height.

1. Do both the wall and window have to be removed together? Can wall be taken down on its own for example a few days in advance of the window people coming and just boarded over.

2. The walls are cavity wall (not filled - that is a later job.). Will there need to be anything additional done to either the side walls or the floor when the wall is taken away to leave it ready for the doors .... will they just be fitted into the gap left? I will be asking builder to return if there is any plastering to be done. Presume there will be damp proof course will anything in particular need to be done with regards to this?

3. Is the way of measuring above correct? (It will take 5 weeks for windows to be made so I really need to send the height but could measure this myself as necessary)

4. In addition to the above work I want an internal door moved 10 inches in one direction and be left the same size as the original door gap. It is a load bearing wall so not sure if this will require a new lintel or the old one can be removed and reused. Wall will need to be filled in and plastered. (it is a brick wall.)

5. I am happy to get rid of rubble ... presuming window people will take all windows away.

Can anyone give me some guidance as to whether I have missed something above and also a rough ball park figure for this type of work? I am just trying to work out a budget and what money I may have left out of my allocated funds to do other things.

Happy to answer any other questions.

Thanks

 

[noseall]

1. Do both the wall and window have to be removed together? Can wall be taken down on its own for example a few days in advance of the window people coming and just boarded over.

We often prep a window-to-French opening by removing the lower outer leaf of masonry, so that the window fitter can measure accurately whilst leaving the window and inner leaf intact.

2. The walls are cavity wall (not filled - that is a later job.). Will there need to be anything additional done to either the side walls or the floor when the wall is taken away to leave it ready for the doors .... will they just be fitted into the gap left? I will be asking builder to return if there is any plastering to be done. Presume there will be damp proof course will anything in particular need to be done with regards to this?

Cavity closing, yes. You will also need to extend the flooring material up to the door threshold (along with insulation and DPM) and remove the inner course of masonry.

3. Is the way of measuring above correct? (It will take 5 weeks for windows to be made so I really need to send the height but could measure this myself as necessary)

See above.

4. In addition to the above work I want an internal door moved 10 inches in one direction and be left the same size as the original door gap. It is a load bearing wall so not sure if this will require a new lintel or the old one can be removed and reused. Wall will need to be filled in and plastered. (it is a brick wall.)

Impossible to speculate, though if there is a lintel present now, it is unlikely to be suitable for your new opening.

5. I am happy to get rid of rubble ... presuming window people will take all windows away.

Super.

 

[Koolpc]

Personally, i would source a decent, word of mouth, builder to carry out all of the work, including getting the doors etc...

 

[stevie888]

You need a single point of responsibility for measuring and fitting.

 

[nero44]

I am sure you know this, but make sure the company provides fensa certs after works.

 

[Murdochcat]

Where in the UK are you? Prices vary a lot

 

[Rojomateus]

thanks all for above ... even a rough idea of cost anyone? im in Northern Ireland. thanks

 

[^woody^]

I am sure you know this, but make sure the company provides fensa certs after works.

Competency schemes such as FENSA do not cover the structural opening alterations, and those will require a building regulation application for the openings and the frames fitted into it.