Costs to re-structure floorplan

[Lavendar01]

We've put an offer on a house that has great internal space (in terms of sqm) but not the layout we are looking for. I initially considered options that I thought were feasable, but I now feel that was naive of me and fearing the costs involved to do the jobs. To change the layout I'd be cosndering :

1. Re-structing rooms (removing/adding walls)

1. Single storey rear extension (max size that doesn't require planning permission?)

1. Edwardian conservatory (max size that doesnt require planning permission?)

Overall, which job would be most cost effective here. Re-structing would also include moving kitchen to the other side of the house etc

Thanks in advance!

You will need to give details. Moving a kitchen may not be possible due to pipes layout. Or be exceptionally expensive..

It Depends on the house and how much moving is going on!

Moving the kitchen is likely to be expensive, or impossible.

A conservatory is likelybto be cheaper than a full extension.

If it's a 5 year + home, you are best doing what is right, not what will do.

Have you got a floor plan?

You have permitted development rights but it depends on a lot of factors. You might not get both a single story extension and a conservatory under PD though (but to be honest I'd scrap the latter, they aren't very usable).

We moved our kitchen, but could only do so as water & waste pipes were on same wall. It was v cheap in terms of plumbing, obviously needed electrics upgraded for cooker, and sorted out in original kitchen. HOWEVER it's quite unusual to be able to do it so easily - depends on location of services.

Removing walls - depends if theyre supporting as to cost, and add flooring, electrical work, pipework for radiators, new doors, plastering, etc. Adding walls - the job itself not too spendy, but all the finishing jobs as above.

I love our conservatory, BUT only because we use it like you would a covered patio. It's not a room for every day, all year, definitely bedt veiwed as a fabulous, luxury bit of garden rather than a crappy bit of house.

Promise I don't work for them, but I'd recommend using a firm like Peek homes to redesign your floorpan. It costs about £400 and they give approx costs and advice on planning approvals.

I've used them, and they've come up with a great plan.

Moving the kitchen could be far more expensive that you think because of the plumbing. Cheapest option would be the conservatory idea because the foundations do not need to be as deep (i think). Extension would be most likely to add value to the house. Reconfiguring rooms would be fine for stud walls but not for structural walls. Why not do a viewing with a friendly builder and get their view?

Thanks everyone. How much more can it cost to remove a structural wall, in comparison to a stud wall, roughly speaking?

Also with asbestos in house, whenever I get work done to the property, would I need to hire someone certified, or your regular builder can do the job and would have to wear protective clothing?