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Original poster

Anyone know anything about knocking down internal supporting wall??

10 replies

navyeyelasH · 13/04/2009 17:41

We are planning on pulling down the wall between kitchen and diner. We have had a quote of £2000 which according to people in RL is about right.

But DP thinks it's too much, as he will be boxing in and plastering the RSJ and we have a structural engineer separately to do the plans?

So my question is, other than knock down the wall and put in an RSJ what does the builder need to do? And does £2,000 sound right to you?

OP posts:

jugglingwoman · 13/04/2009 17:55

Who did you get the quote from? Why don't you get a quote from a structural engineer and then find out how much a builder would cost separately?

SE's can charge £100 an hour easily though, but if it's not complicated it shouldn't take more than a few hours (I work for SE's...)

Original poster

navyeyelasH · 13/04/2009 18:00

The structural engineer is free in the form of my dad! The quote was from a builder I was recommended in the Bristol area and it excludes the cost of an engineer, and excludes the cost of plastering and excludes the cost of boxing in the rsj. Hence why DP thought it was bit on the high side.

OP posts:

newgirl · 13/04/2009 18:01

sounds fine to me - have you asked how much it would be to include the boxing in and plastering? they may have factored that in?I would say it would take up to a week including disposal. Does it include skip and removing all rubble?

jugglingwoman · 13/04/2009 18:04

Hmm. Not sure. Has your Dad recommended the builder? We always recommend them at work and I'd imagine he might know someone who owes him a favour....

noddyholder · 13/04/2009 18:09

I would think the 2k includes everything.Replastering and removal of rubble It shouldn't take a week though 3 days max

Original poster

navyeyelasH · 13/04/2009 18:11

WE already have the skip, we didn't think to ask how much it would be with plastering, we have been getting quotes for loads of different things so is a bit hectic!

Will ask what it would be to include plastering. Also this is a pretty novice question (but I am a first time buyer and never used a builder before!) can you negotiate price at all or will this encourage the trades person to cut corners and be a bit sloppy?

We have also had the following quotes for other work, do these seem right too:

Remove back boiler and install combi boiler: £2,000 exc new radiators.

Refit bathroom (2.5m*3.5m); the sink, bath, loo going back in same place. Tile floor & shower wall and box in bath. Fit mixer shower: £2000 excluding suite.

Install under stairs w/c: £1,200 excluding cost of basin and loo.

Do these sound about right do you think?

OP posts:

newgirl · 13/04/2009 18:27

they all sound good prices

you need to make sure that although you have the skip you have it in writing that they will put the rubble in the skip and leave the area perfect. get it all written down and signed.

negotiate price - umm, first get it written down. It is quite common for people to then add costs on and the price to go up - i think this could be a risk if they agree to do the work for less than they comfortable with

find out how many people doing the work and if they are going to do it in one go - you dont want them wandering off to do other quotes or finish something else mid job

Original poster

navyeyelasH · 13/04/2009 18:37

jugglingwoman My dad works in Wales and we are in Bristol so the builder came recommended through a person I work for (I'm a nanny) rather than my dad.

noddyholder hmm so maybe DP is right then. To be fair the builder isn't a structural engineer and we don't have any plans so he was guesstimating - maybe it might be less when he sees the plans?

newgirl thanks for the tip. We definitely want everything done in one go and the various trades people have agreed this would be done. We have found some contract thing on the net which we intend to get them to sign.

Also, should I be checking if work is guaranteed? Is all work guaranteed? And should it be guaranteed by the company doing the work or someone else in case they go bust? Thanks for all the help

OP posts:

newgirl · 13/04/2009 18:50

get the company to guarantee the work - a professional will have insurance to cover this sort of work - if the contractor not happy to do that then you cant use them to knock down a supporting wall really - not so important for plumbing etc

have you told building regs at the local council? they can come and check the work is done correctly so you get peace of mind - that is the only independent way to get it checked though they dont pay you anything if it goes wrong of course

lalalonglegs · 13/04/2009 20:42

£2000 does sound steep if they are not involved in any of the making good unless you are talking about some stone cottage with horrendously thick walls. I would expect to pay about £1000 for just demolition and structural support. But the other quotes for jobs sound really reasonable so either taking down the wall is more complicated than you envisage or the builders are trying to claw some money back from the rest of the renovation.

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