Another how much will this cost (but honestly I’m clueless so please help 😊)

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I’ve attached a floor plan so hoping that helps.

We’d like to knock the wall between kitchen and existing utility room down, get rid of downstairs loo and put a crital style door in the back of the house (real thing out of my price range).

also will need new floors and kitchen (seen one I like in IKEA). Has anyone had anything like this done recently? I’m in London if that makes a difference (guessing it will.)

DS is not in London & hoping to get new kitchen for < £2k (building a lot of it himself), new flooring & underfloor heating (lot less space than yours, doing work himself, downstairs only, < £2k). Walls knocked thru he can do himself has architect plans, but bathroom would be £10k.

Professionals doing all the work, sounds like £35k for all those jobs minimum. Sky is limit with new kitchens, anyway.

The influencing factor will be whether the wall you want to take down is a supporting wall or not. If it is, you need to factor in structural engineers costs along with the additional steel costs for the beams to support whatever that wall was holding up.

Other than that, it doesn't look like a massive job. I would think that your biggest issue will be finding reliable trades people who aren't booked up until 2025.

If you can live with a bit of a mess for a while, project manage it yourself. Have a look at Gosforth Handyman's YouTube channel. Some very good advice on there in recent videos.

Why do you want to get Rod of loo and utility? Both are really useful?

As for cost, i just spent around 10k having a wall knocked out steels put in, new electrics, new kitchen(ikea), new windows, new floor, plastering and paint. Booker moved, new rad. But husband fit the flooring and kitchen, and we know the other trades. We are up north too. It cost more than I was anticipating, everything has a knock on cost.

Thank you - budget is £35k which to me seems like a fortune but reading on MN doesn't seem like it goes very far.

Also wondering why you would get rid of utility and loo?

Agree supporting wall is the question….

depends on finish but doable for £35k if you aren’t looking for particularly high spec in my opinion.

you essentially just want a new kitchen.

ensure you have a GREAT fitter who knows ikea kitchens if you want one specifically from there.
i did the maths and diy kitchen was cheaper / quicker for me as carcasses were prebuilt.

your issue will likely be finding good tradespeople. We booked 3 contractors 18m in advance on provisional basis and actually “gave” one to friends who needed to do their kitchen last summer and couldn’t find one so you might get a cancellation if you register interest with several.

you can reduce costs in certain places but it’s a lot of work and coordination.
I sourced all fittings myself I recommend doing this well before work starts. A late kitchen tap/washing machine/ plug sockets can cost you hundreds (plumber has to come back again £150, electrical needs to do a third fit £250 etc)

btw consider a pocket door into kitchen (it’s an awkward room and pocket door will help with unit positioning/design)
personally I’d keep the utility /loo and make bay window the exit to garden, brick back door/ make it a window And get rid of the stupid peninsula you will make the space way more useable

I'm not sure the Building Regulations will allow you to get rid of the only loo from the entrance storey of a residential property. So you probably need to budget for fitting a new loo somewhere else on the ground floor. Under the stairs? It will add a lot to the cost of the project, though.

Can a downstairs toilet be removed from a home? | LABC

Re the loo - it's not really a working loo if that makes sense, we never use it as it leaks and it's freezing out there. We always use the upstairs. Will look at building regs, thank you

Depending on size, an aluminium crittal style door will already be 5 to 6k. The wall removal costs will depend on whether you'll need structural support. You'll need replumbing and rewiring. I think 35k could do it, but it won't be high spec and will mean you'll have to have it well planned, manage it yourself and source fittings and appliances etc yourself from IKEA and on sale/ebay etc. For reference, we did something similar incl. ufh and wall insulating, 1 crittal style aluminium door and 2 windows, plus kitchen and fittings, and payed 70k. The total floor area is about 40sqm. It included a lot of DIY, too (like ripping out old loo, carrying in a the building materials, removing old plaster, all of the decorating and grouting). We are far away from London. You'll need at least 2 skips, that 1k alone for that. We will need to either get planning permission or give notice (online) and then get inspected afterwards.

2 ways to start. Call a structural engineer, can they assess from photos and email of the plan if it needs their input to remove the wall. They should be able to give you a fixed cost to do a visit and calculations for you.

Ask the structural engineer for recommendations for builders.

Walk around local area and see if you cab see local building sites. Ask for builders numbers. Lasts follow up on references and go and have a look at previous jobs.

Decide on your kitchen, actual flooring and new external doors as early as possible - builders need to know earlier than you think.

Plan your new electric layouts - all lights, and switches. Choose any decorative lights early, especially if they are a heavy light as builder needs to know before the ceiling is finished.

If it's ikea kitchen make that really clear at the quoting stage.

You don't need lots of tiling behind a kitchen splashback. It's enough to have an upstand and then paint the wall.

Quartz worktop - Granite 4 you is excellent both in cost and quality. Always get samples.

Laminate worktop is great theses days (not from Ikea tho) and lots have matching upstands. Builder will be able to buy from Howdens or look at Worktop express. Don't get wooden worktop. Massive PITA!

The other way would be to get a builder round to look at the wall and give ball park if costs...but it's not very accurate until they know exactly what you want them to do including new steels supports, where the kitchen is from etc

Get a decent downstairs loo

It's actually reakky easy to build an ikea carcass. My hysvsbd, a joiner, can build ine in about 3 minutes, I'm a none joiner and takes less than 10. It's the fitting and putting the doors on that needs a original, so you could always build the carcasses 1st if you think it would save time/money.

I would seriously reconsider getting rid of your downstairs loo etc. It won't suddenly become warm if you k ick the wall down, it will just make everywhere else cold. I would look at improving it.

You could possibly get it done for 30k. But getting rid of the downstairs loo will devalue the property.

We spent about 6k putting a downstairs loo in! Was invaluable when we had young children.

Honestly, we never use it. My DC are much older now but actually yes would have been v useful when they were wee.

How will removing the loo make the room warmer? What are you going to use the space for? Removing a utility and downstairs loo will devalue your home when you do eventually come to sell it. I know you are set on removing it but I wonder why you never addressed the leak or making the room warmer before now.

Also never assume that something won't happen that means you would struggle with stairs and need to live say in the dining room or lounge for a while. Accidents and ill health can affect anyone at any age.

It won’t but we’ll get radiators in there. It’s just a pace / loo we never use. I know it looks like a great thing to have on the floor plans but it’s just a grotty old room that we’ve never used with a leaky loo. If we don’t rip it out we’d need to totally replace everything in there.

I'd really encourage you to speak to a good designer or architect.

radiators for a room in a far cornered external wall are a slightly odd choice to say the least.

are you planning on reselling in next 5-10
Years?
if so I would think very carefully as a badly designed kitchen stops houses selling and you will devalue by removing the loo.
Many people consider a downstairs toilet a must have.

Bad kitchen was how we bought our house it had say on the market for a year in a hot market. House was in good condition and kitchen was 3 years old and expensive 🙈 but the design was laughably bad. (As in we actually laughed when we looked round) we ripped it out and started again

Is the loo/utility room a lean-to-type structure? Looks like not part of original building based on your floorplan. I love having both these things but they are within the original footprint of the house. Agree with others that thinking carefully with support from a trusted builder who knows what they're doing could prevent you spending a lot to devalue your home.