How much to factor in for knocking down internal walls?

[CheltenhamLady]

We are looking to offer on a house which needs major renovations to make it our dream home.

We intend to make most of the ground floor open plan but retain a snug.

We will probably need to remove 4 internal walls and rewire and re site the boiler in addition to the new kitchen etc.

We want a ballpark figure for this type of work.

How long is a piece of string! Depends on so much, how big your steels need to be, where supports will go (if needed). You really can't get a guesstimate for this sort of thing.

Rewire depends on the size of the house (you will need to factor in redecorating afterwards). Same with the boiler

Posted too soon...

Same with the boiler, how many radiators are there?

How big is the kitchen? What spec are you going for? You can replace a kitchen for £2.5k, you can also replace a kitchen for £75k. There are so many dependant factors.

We paid £1k for materials per steel plus similar for labour. You then need to add any electrical, plastering, flooring and decorating costs. You will also need to pay a structural engineer for calculations.

I was asking about the ballpark costs for the removal of walls, not for kitchen prices, which clearly can be as cheap or expensive as you choose.

@Woodpecker22 thanks that was useful info. We do have a builder going around later this week, but I just wanted a rough idea.

Depends whether they're brick walls or plasterboard stud walls. The latter is considerably cheaper and easier to manage

Depends on the costs of steels and if you need a massive one, T junction etc. Leave pillars in ? I'd take a builder for a viewing who can estimate costs. Knocking walls down is easy, it's keeping the rest of the house "up" which costs.

If load bearing a couple of thousand, if not load bearing a couple of hundred. It depends on where in the UK you are though. This is my experience of London.

Plastering is expensive at the moment. Worth keeping in mind.

We had a 3.8m opening knocked through a couple of years ago but it needed a complicated steel and the total cost excluding plastering was £3k .

We’ve just had two internal walls knocked through earlier this year. It was £2300 - only one was a load-bearing wall so we only needed one beam.

It cost £300 for the building regs certification on top of that.

My 6m knock through is costing £4.5k plus vat

I have been given a ballpark figure of 4-5k for a 3 bed full central heating system, so to move a boiler should be less than that.

We did a 4m opening about 6 years ago. Structural engineer was about £200, I can't remember what the buildings regs cost, plasterer was about £300, but he did other work at the same time. My husband made the steel beam himself so including painting it with something protective it was about £500 for materials. He got 6 mates in to lift it into place while a builder dealt with the steel supports. Builder charged £500. Painting and cleaning we did ourselves.

Definitely worth it though!

It will depend how thick they are and materials. Demolitions can be equity expensive, I’d expect around £75 per sqm

Sorry fat hands!! £35 per sq m