Wall removal existing extension

[RJW1987]

Hi All,

We are due to complete on a new house shortly, and are aiming to open up the downstairs layout a bit more. The house had a previous extension built prior to the current owners (who bought the house in 2002), so quite old. But it had a slim dining and kitchen area built on the left and larger lounge on the right. Its a single storey extension with a flat roof.

I have attached the floorplan, and we are aiming to remove the wall between the kitchen and lounge (red box) we haven't been able to check properly yet, but suspect it is load bearing from a support stand point of the extension, and rafters for the flat roof - so assumption being RSJ required if that wall were to come down.
Secondly, we wanted to open up the dining room and kitchen more, currently they're two separate rooms, with an open archway into the kitchen.
My assumption again, is the walls (green boxes) were the original house walls prior to extension, and would therefore also require an RSJ to support that wall removal?

Which brings me onto cost.....wall 1 (red box) we have budgeted around 8-10k all in, would it be sensible to assume the same for wall 2 (green boxes) or will that be slightly different, or more expensive as its the original house walls - there is a 1 bed loft extension, running the footprint of the original house, so this sits on top of the these walls I believe.

Any help / expertise / suggestions would be much appreciated.
Thanks

 

[stevie888]

The cost is in the temporary support wall removal and make good maybe a bit of electrics. The actual cost of the beam is a fairly minor part of the job unless it's seriously big or needs a lot of fabrication work. So similar costs for the 2 but savings for having both done together

I think your budget is generous.

 

[RJW1987]

Thanks Stevie888 - there are some kitchen units on those walls, which I would look to remove myself prior. Good advice getting both done at the same time, which will hopefully keep costs down.

 

[noseall]

we have budgeted around 8-10k all in, would it be sensible to assume the same for wall 2

Can I come and work at yours please?

You are looking at half that for each beam, I.e. around £8-10K total for both beams, including making good floors, walls and ceiling.

 

[RJW1987]

Can I come and work at yours please?

You are looking at half that for each beam, I.e. around £8-10K total for both beams, including making good floors, walls and ceiling.

Thanks mate, honestly, reading others quotes and prices, and the way costs are going up, I expected big prices. But that is really helpful to know that 10k should see us through the lot. Cheers