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Old 10-06-2009, 02:38 AM   #1
 
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Is there anything wrong with this change?


I'm looking at a house to buy...but the living room is just too small - below is my proposed idea. Are there any probs with it. The wall that needs to be removed is supporting the bedroom wall upstairs. Do any of you have a better idea of what to do? In the first image the middle plan is how it is now, the left pic is how we want it, the right is the first floor. The second image is a 3d render

All the walls are brick, the far right of my plans shows the upstairs with the right handside wall of bedroom 1 being the one that is currently supported by the wall to be removed downstairs. As for the joist direction, I have assumed that they run the shorter distance across the living room at right angles to the wall to be removed. As I do not yet live in the house and have no experience of this type of work I could not know for sure


The enrty hallway I have created has to stay there because of the position of the front door - at the moment the kitchen/diner/conservatory area is all newly completed with multi-fuel stove, new units, new slate etc etc, there is also a nice wooden double-door set-up between the living room and dining area so it opens up into one nice family area if needed with plenty of heat from the multi-feul stove.....the only problem is that the living room is just too small as a single room when the double doors are closed.....as with a house this size and modern furniture there are always going to be compromises......thats why I thought of taking the hall away. A nice big sofa will fit in the alcove (2m wide), with maybe celing height book shelves behind that sofa, to bring the sofa into the room abit

With no direct access to the kitchen from the stairs- this would be the compromise for the sake of a usable living room when the double doors to the dining area are closed

What would be a rough cost for complete works to finished job in N.Yorkshire...I think the RSJ would need to be 3.5m long......What do you guys think....any better ideas?

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Is there anything wrong with this change?-ground-floor.jpg   Is there anything wrong with this change?-3d-pic1.jpg  
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Old 10-06-2009, 02:41 AM   #2
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I think you have posted this in the wrong forum

Sorry about that,I was on the wrong forum

Last edited by chrisn; 10-06-2009 at 02:44 AM.
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Old 10-06-2009, 02:44 AM   #3
 
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Is this the building and construction forum part of this site?
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Old 10-06-2009, 03:22 AM   #4
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Have you thought about making the lounge open plan and doing away with the small hall which will make it difficult to get furniture in? The work you propose should be possible but you will probably have to supply calcs from an SE to Building Control. The joists will normally take the shortest span across the brick partitions, but this is not always the case. Pricewise most of the builders on here will need to add on a few $ for their travelling time in the morning to get to North Yorkshire, but you could expect to be paying around 5 grand for that work with a local builder , depending on how the recession has hit you up North. You need to convert your measurements to Imperial on here eg 3.5 metres is about 11ft 6inches.
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Old 10-06-2009, 03:29 AM   #5
 
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Stuart,

The reason for having a hall is that I really don't like walking straight into the living room from outside.....or having the stairs in the living room.

As for the size re: getting in furniture - this 'hallway' would be bigger than my current house and if any real big pieces of furniture could go around the back of the house and in.

I was thinking around 5k and I would leave all load bearing calculations to the professionals

cheers
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Old 10-06-2009, 04:26 AM   #6
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Quote:
Originally Posted by jimmies View Post
I'm looking at a house to buy...but the living room is just too small - below is my proposed idea. Are there any probs with it. The wall that needs to be removed is supporting the bedroom wall upstairs. Do any of you have a better idea of what to do? .....What would be a rough cost for complete works to finished job in N.Yorkshire...I think the RSJ would need to be 3.5m long......What do you guys think....any better ideas?
I'd suggest this: Contact a reliable local contractor to meet with you AT the house. Review this information, and get his input. Trying to determine such things over the internet is very difficult, even with a quasi-floor plan.

Realize that changing floor plans are also affected by exact locations of structural beams and supports. Window-views, main access/entries, HVAC and plumbing lines in walls, etc, etc, etc.

Moving walls can be a minor, or, a major undertaking, dependent on the construction of the home. Onsite viewing and inspections, are the only way to properly determine this.

I have looked at homes many times for potential buyers. I give them helpful suggestions and can also help them determine if the costs (of their proposed changes) are worth the value of the home.
9 out of 10 times, when they buy the house, they contact me to help with aspects of the improvements.
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Old 10-06-2009, 05:59 AM   #7
 
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Cheers Atlantic,

That was going to be my plan before I put an offer in - as the last thing I wanted was to move in and THEN find out that for some reason that we could not do what we want....or that is will cost a bomb

Ta
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