how much for this work?

[ditavonteesed]

I want to get some work done on the house this year. Ideally I would like to knock through a supporting wall from the offshot into the dining room and extend the kitchen into the dining room, obviously would need a new kitchen, new floor in kitchen and dining room, a wood burner in the dining room whihc would include knocking out the exsisting gas fire and lining the flue.

New carpet in the lounge, on the stairs and landing and a new bathroom suite.
I would also like to replace the bookshelves with something a bit nicer (ikea billy in silver) and a new carpet in our room if we had any money left over.

How much do you reeckong that lot would cost, and how do I find out without inviting someone into my home to then have them badger me about it?

Whereabouts are you?

sheffield. so a heck of a lot cheaper than london I guess although dont know if it makes much difference with building work.

IIRC it cost about £1500 to knock the wall through here, inc a RSJ.

The rest of it depends on what quality you want I guess.

What's an offshot? Do you mean the sticky out bit at the backj of the house?

that is exactly iy mary, it is tiny I think about 8' by 6'

So you want to extend out into the courtyardy bit, to square off the house? Are you creating new floor space or just knocking through?

I don't know why I'm asking, I don';t think I can help, I@m just being nosey

thats ok, I like thinking of possibilites, I just want to knock through. no extra space just use what is now the back wall of the dining room to extend the L shaped kitchen. does that make sense its hard to describe it (I would never make a writer)

No, I think I follow

The RSJ might be less then, ours was about 8ft long I think.

Best thing we did though. I love not having a wall there. Feels sooo much more spacious.

We've just done something not dissimilar but we're pricey SE so not sure I can help massively with comparisons - and we also had external work and I'm not 100% sure where the split lies cost-wise of the entire amount (we also had new windows)

But there will be kitchen sales a-plenty in the New Year - depending on size and whether you can get a contractor who will get you a bargain.
Also Ikea kitchens vg value if you can get someone to build it nicely for you.
Heavy traffic carpet about £20 per square metre plus underlay and fitting
But for something reliable quote wise you will prob have to get someone in (but from what I understand they won't necessarily be badgering you, will be the other way round, most folk improving instead of moving and builders generally seem quite busy)

Anway HTH and good luck with it.

(usual HQ disclaimers apply)

a bit ike this

I couls also do with replacing the 4 windows at the back as they in sun too much and paint just wont hold to them anymore. I have considered just ripping the stairs carpet up to see what it looks like underneath. I like the idea of doing all the work at once as I often think I would like to move but cant afford it so it would be like a new house.

For the woodburner - approx 1-2k depending on what the flue is like, which stove you buy etc.

For carpet I'd recommend a local company over one of the chains, and re-use your current underlay and grippers if you can to save money (sister is a carpet salesperson). We paid for the stairs and landing about £120 which was a bargain and has lasted really well.

New bathroom suite about £1k I would say, although you can spend more. I'd recommend a local independent for that too.

For what its worth you'd be hard pushed to find one person who could do all of that to a good standard. You're best to get a few people out to give you prices then you can compare them. DP is a tradesman, Joiner and kitchen fitter but he says you'd really need a builder to see the actual room in order to decide what needed done. Normally builders won't hassle you to get the job done with them and to be honest I'd avoid any who did. Ask friends, relative for names of reputable tradesmen then compare prices and see what works out most cost effective. Again the price of the windows depend on the size and the finish you want. It'd be upwards of £1000 cost price for 4 small windows not including fitting.
Not much help I know but it is a lot of work and you'd really be better off getting someone to have a look at it.

flue definatly needs lining had it checked last year. wouldnt be bothered about a big stove just basic. i remember I did that with the underlay when we had the attic carpet replaced as we couldnt afford new, never been a problem.

Olivia, are you glad you had the work done, I always end up talking myself out of it.

For the stove - get a HETAS installer, look here - www.hetas.co.uk/

For the windows, FENSA - www.fensa.co.uk/

DO NOT GO TO A NATIONAL DOUBLE GLAZING COMPANY (sorry to shout). Local one on recommendation if you can. We did our whole house for less than 3k.

thanks clara and happy, I know it is a lot to look at all at once, I think we arent going to be moving at any point in the near future so we might as well make this house perfect instead, also I love this house it just has these few bits that would make it perfect and I think it would still be cheaper than moving although it wouldnt add any value as the house is already at the top of the market for it type in the area.

Hope it works out for you, we did similar a few years ago.