Re-opening front reception room and dining room

[B141]

Hi all,

I’m new to the forum and do a bit of DIY around the house, but I’d appreciate a second opinion on this one.

I’m looking at re-opening what seems to be an old opening between the front reception room and the dining room in a Victorian house in London, built around 1890.

The house was originally an end-of-terrace, although other houses have since been built next to it. From what I can see, there was historically an opening between the two rooms which was later filled in. I don’t know when that was done.

I first thought about opening the wall up much more, but decided against it as that would probably mean steels/RSJs, Building Control, a lot more making good, etc. So the plan now is just to reinstate the old opening, not make it any wider.

I’ve stripped back one side and removed some plasterboard. The later infill looks to be timber studs with plasterboard over it. Around it there are older timbers which look as if they may have formed the original opening. I haven’t opened up above the head, so I don’t know for sure what is above.

The newer central stud does not seem to be taking any load. At the top I can slide a piece of paper between it and the timber above, except possibly where there is a nail. So my guess is that the later timberwork was just put in to close the opening, rather than to support anything.

A couple of questions:

1. Would you remove all the newer studs/battens, including the ones at the sides, or would you leave the side studs in place and only remove the middle/horizontal bits?

2. The finished opening won’t have a door — just a simple opening between the two rooms. I’d like to avoid damaging too much of the existing plaster/plasterboard if possible. What would be the neatest way to finish the reveals and edges?

I will keep you posted with the progress.

Thanks in advance.
B

 

[Mottie]

I’m looking at re-opening what seems to be an old opening between the front reception room and the dining room in a Victorian house in London, built around 1890.

The house was originally an end-of-terrace, although other houses have since been built next to it. From what I can see, there was historically an opening between the two rooms which was later filled in. I don’t know when that was done.

Our first house was built in 1899 and that had at some time been converted to a through lounge using a couple of timbers bolted together to support the wall above and for the upstairs joists to rest on. I think that your 'opening' was, like ours, probably a 60’s thing when through lounges were the fashion that has since been filled back in using a stud wall rather than original bricks. I don't think they built houses with through lounges in the 1890’s.

I would start with removing all the stud work from yours, see what you have and work from there. There may be some brick piers left and they could just be plastered.

Our current 60’s built house was built with a through lounge from new. We closed that up and put French doors in between!

 

[Koolpc]

If in doubt, get a structural engineer in to check