Moving a (possibly) load bearing wall

[MrsKateColumbo]

Hi all

I have seen a house on london/surrey borders that has 2 big bedrooms upstairs plus a teeny weeny room, and then a big bedroom downstairs. I was thinking i could move a wall in thr teeny teeny room to make space for a double bed (for me and DH) and then have the downstairs room for our stuff. (Dh doesn't want either of our kids sleeping on thr ground floor).

Roughly how much would you expect to pay for this? No issue with windows or anything.

I'm really keen on the house but dh not so keen on the teeny weeny room (which is currently literally the size of a single bed)

Thanks!

Depends on the layout of the house I.e. what is the other side if the wall. If it's a bathroom it will be expensive.

It's just another bedroom so I'll be evening out bedroom size if that makes sense

Are there any electrics in the wall?

If it definitely isn't structural then I would think it would be around £2-3000 which would include a skip, materials and would be a day's worth of demolition, a day's worth of reconstruction, a day for plastering and a day for decorating the plastered walls. So 4 man/woman day's worth of work.
You will also need to sort out the floor covering in at least one of the rooms, the one being made smaller you might get away with reusing the existing floor and cutting it to size. I haven't included this in my guesstimate.

If you want it done really nicely then you would probably want to redecorate both rooms completely at the same time but that will obviously add to the cost. Maybe an extra £1500-£2000 depending on finish.

Add £300 if you need to get an electrician out.

It could be more if you are down south or in London.

Ah ok thanks that is useful :)

Do you have a floor plan? load bearing walls are usually easy to spot on a plan.

Thanks! It's below, I wanted to turn bedroom 4 into a small room for me and DH so thr bigger rooms are for the kids and we ultimately have the downstairs one

(the loft room is not a room but a boarded loft with steep wooden steps, I would actually take these out and have a normal ladder as it's not a loft room in the expected way) so the stairs saying "up" would go and the ladder would just pull out there (it's still a hatch iyswim but with no cover on)

Do you have the floor plan for the floor below?

Can you tell which direction the floorboards run in the loft (if there are any)? This will usually be the same direction as load bearing walls underneath, as the joists will run opposite to the load bearing walls.
We did a similar job ourselves (non load bearing wall). It was reasonably simple, just depends on location of lights, sockets and radiators. It has been brilliant for evening out the space between 2 youngest kids.

This is the floor below, the bit on the right is a single story extension so the bottom in the left is under the top floor.

Other houses on the road have the tiny bedroom as a dressing room, however most have added a double story extension so don't need to make the biggest bedroom smaller.

Although I did go in thr loft I can't remember which way thr floorboards go!