Rough 'ballpark' costing of knocking walls down? Help needed please! :0)

[andrea1]

Hi, i'm about to put an offer in on a house that's had a large two floor extention done about 15 yrs ago. I'd like to knock an 'archway' wall down that's between the kitchen and the breakfast room to make it flow as one room and have been told that the 'archway' wall is the old exterior wall going into the breakfast room extention, so i'll need to fit an RSJ.
Does anyone know a rough 'ballpark' cost of this so I can factor it into my budget?
I'd also like to knock through the back breakfast room wall of the extention (which is now the outside wall) and put in some french doors. I take it this would need an rsj aswell? Would it cost roughly the same as the first wall? oooo, also, just thought, would I need planning permission for either of these things? (the back wall faces garden fence and then a neighbouring garden, and their house is beyond that.)
Any help greatly appreciated, as ever, from you lovely peeps!
Kind Regards
Andrea :0)

[Squitty]

I have recently been quoted 600 for putting a 6ft rsj in an outer (double skinned) wall.
Really though the price will vary wildly - best get two or three quotes from local firms.
Or try the myhammer website.

[andrea1]

Oops, just remembered I should probably tell you the size of the archway wall lol......it's about 9ft. :0)

[andrea1]

Hi squitty,Thanks for such a quick reply! :0) Was that quote just to put the rsj in or was it for knocking the wall down, fitting the rsj and making good (ie: plastering) ?
Sorry for being dim on this subject but I haven't the foggiest about building!
Thanks again!
Kind Regards
Andrea :0)

[Squitty]

It was for the whole job including clearing up afterwards !
From a local builder too not a couple of lads down the pub.

[Prudentia]

You need to ensure that your builder has included for fire protection around the beams, two layers of 12.5mm plasterboard, all joints staggered and taped and skimmed.

[andrea1]

Thanks squitty, very helpful! :0) Incidentally, are you going with the �600 quote or still looking about? Did you get them from myhammer or the local pages? You don't have to answer, i'm just being cheeky as I've still to decide where i'm going to 'source' a reputable, 'non-fleecing' , 'non-cowboy', builder from lolol. :0)

Hi Prudentia, thanks for the heads up! I'm not sure what i'm looking out for with all that but if I ask my builder if he does it and he says yes then i'll just have to trust them.......:0)

Jaffa cakes for you both @@@@@@@@

Warm Regards
Andrea :0)

[andrea1]

Does anyone else have a different idea of costing?........I have to factor the 'extremes' into my budget aswell lolol

Does anyone know if I need planning permission?

Kind Regards
Andrea :0)