Architects... how much do they cost and do we need one?

[minko]

We have just moved into our new house. It has what would be a very large kitchen but has an odd utility room sort of built into the middle of it which needs knocking out. This means the rood would need support (RSJ/pillar). We need to do this before we can fit a new kitchen which is urgently needed. We also want to move the sink and put in French doors where there is now a window.

Is this all stuff that requires an architect? And how much do they cost??

If you know what you want, then I wouldn't suggest an architect who would cost at least several hundred pounds to do drawings. They are brilliant if you have ideas and don't know how viable they are or don't have ideas and want to see how a space can work. Unless house is listed or something and you need special consent for your work, all you need a structural engineer to advise on support. A plumber can tell you about moving the sink if you know where you want it to go.

Thanks for the advice, that's great. Now, where do we get a structural engineer from? Do building firms usually have one?? We are in a new area and have no recommendations to go on...

Sorry minko, can't help but am watching with interest as we want to do a very similar thing and will also be in a new area! I am wondering if a good general builder can offer the structural advice or not, perhaps lala will know!

The Institution of Structural Engineers has a directory of engineers which you can sort by area. A good builder can offer advice but building regs dept of your local authority will require structural engineers calculations for any RSJs, new openings etc before they will sign the work off.

If you live in the shouth east or london we have a fantastic architect who I can whole heartedly recommend - he did some drawings for us and I have seen some of the work he has done and he is a bloody perfectionist who does not rest until his clients are 100% happy.

We had an internal wall knocked down in our kitchen and a rsj put in.The builder organised everything including the plumber and electrician and also reorganised our kitchen cupboards for us, and put up new ones.The job took over 5 days and we were on holiday while he did it .I didn't involve a building engineer as it was a relatively straightforward job.I am not aware that you need building regs to do a job like this!.But we are never going to sell this house anyway so maybe this doesn't matter.

If you are knocking down a load-bearing wall (and you wouldn't need an RSJ if you weren't), then you do need building regulations approval. Do not use a builder who says otherwise.

Hell yes, Lala is right! You do need building regs - even if you're not selling, it ensures that it's been done correctly. My DP did ours - he's a builder, we've no plans to sell and we still had them in.

Can i get them ok'ed in retrospect?.My builder didn't even mention that i needed them!

You can but it would mean getting an engineer in to look at the RSJ used and then calculating that it was the right one. I'm afraid that that will mean revealing the RSJ by removing the plaster in at least some parts of it as an engineer won't take anyone's word for it that a certain size was used.

Best to check first with the builder that the work did involve knocking down a load-bearing wall. We knocked down a non-load bearing one where the ceilings between the rooms were slightly different heights and so our builder made a fake boxed-in beam to disguise this. Maybe something similar happened at yours...

It wasn't a load bearing wall apart from supporting the joists for the floor above he reckoned.So he did put up an rsj i'm sure!.He is a very well regarded local builder so i don't know why i wasn't informed.Or maybe it was organised while we were away!.I was just about to get him to whip down another wall in my kids bathroom so at least i am forewarned this time.

I have just spoken to the architect and we can get this wall ok'ed at the same time as doing my kitchen extension in the summer.So the morale of the story is Do Not listen to your builder even if he comes with the greatest of recommendations!.Get further advice ./

Architect we use is £80 ph.