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I have a four year old house with two bedrooms upstairs that I would like to split into three rooms, one of the bedrooms is dual aspect so I don't need to knock any holes in external walls. The existing walls I believe are metal stud partition walls.
From my limited internet research I will need to consult the Building Regulations Office but I will not need planning permission - is this correct? (not in a conservation area)
Now on to the main questions...
1) One of the partition wall needs to be moved in by 3 feet, the length of the wall is not changing, can any of the existing stud infrastructure / plaster boards be reused or is it a throw away and start again job?
2) One door way / door will need to be relocated, can the existing door frame be saved / reused?
3) If moving walls does the ceiling need to be redone? (really dumb question I'm sure... but I don't know whether the ceiling for the whole of the upstairs is just one structure or if it is put in after the walls for each room)
4) In terms of ball park cost what do you reckon I'm looking at for building (effort and materials excluding relocating ceiling lights / switches etc)
- 1 x 10 foot partition wall (no door way)
- 1 x 15 foot partition wall (one door way)
- 1 x 4 foot partition wall (one door way)
Thanks
Correct ref Building Regs and Planning but if in doubt check with your Local Authority.
1) If you're careful you may be able to re-use studwork but you'd be lucky to salvage the plasterboard.
2) Same as above, if you're careful may be salvageable.
3) Yes, the ceiling will need to be made good where the stud wall currently is.
Before starting any work though, check the timbers in the ceiling above the existing stud wall. It is possible that the stud wall is supporting cut joists or it may be an integral supporting part of the designed structure of the roof trusses. Removing it may cause problems if not assessed properly beforehand.
4) Sorry, can't help on costs.
on the cost side of things a decent joiner should be able to knock all the new partitions up in a day. (presuming you've already removed the existing)
materials will cost about £220 inc vat for the timber, plaster board, mineral wool insulation and fixings. (not allowing for skirtings & architraves)
door frames are about £20 each supply only.
you'll them need it plastering... a days work for 2 men, might go into 2 days depending on damage to the ceilings.
tradesmen usually want £150 - £250 a day depending on how busy they are, how good they are and how greedy they are.
you're probably looking at about £1k all in for these works.
Thanks for the replies, really helps to have an idea of cost and what's involved - I will contact a few builders in the New Year for them to provide detailed estimates.
It will be far cheaper than moving house and given that most of the three beds in our budget are only marginally bigger than what we currently have now there seems little point in moving until we can afford something much bigger.
dont forget you'll need new carpets too 🙂
Yep - although I maybe able to get away with preserving some of the carpet.
There will be other costs like relocating lights, switches, having an additional radiator fitted, moving fitted wardrobes, coving, phone socket etc.
[i]From my limited internet research I will need to consult the Building Regulations Office but I will not need planning permission - is this correct? (not in a conservation area)[/i]
tbh I'd get some (recommended) builders in first, and obviously the price will depend really on where you are. And if you can get anywhere near £1k I'd be amazed.
Also you never know what is hiding behind stuff - in our 1999 house the wiring/plumbing was dire, and nothing was simple.
You should piss it for less than a grand! I could knock those walls up and board them in a day easy. Means of escape is your main issue but so longs as there are windows to the outside and you're not forming any rooms with restricted access/egress then not an issue! Do bare in mind the drops for extra sockets/ switches/ rads tho before you board both sides. Id also consider all the old materials to be scrap bar any insulation.
Too tired for a full response .... sorry.
Building Control - Look at Part P (electric) , Part F (Ventilation) and escape window provision under Part B for the additional room. (Is the existing window sufficent?)
For the construction:
http://www.british-gypsum.com/literature/site_book.aspx
Cost.... Hmmm both Wrighty and I could do it less .... depends on what you can do? Allow some cost for a Building Regulation application.
Skirting too.
And you'll need to empty both rooms, fully.