Remodel downstair of standard urban 3 bed semi

patg

What we would like to do is:
1) put a downstairs toilet under the stairs and
2) knock the living room wall through to our kitchen and install bi-fold doors (maybe 2m width).

Our questions are:
- will we need to get a surveyor to check out the job before commencing - to see if we need RSJ over the knock through - or some similar consideration
- we are thinking of getting some bi-fold doors for the knock through - any idea where we could get some (Dublin/Wicklow) and any idea how much?
- how much should we budget for the whole job (looking for a good finish but no extravagant touches..)?
- where and how should we find referrals for builders (we are in Bray?)
- would we need separate builders for understair toilet and kitchen knock through?

BryanF

When was the house built? This may inpact on moving/reducing size of Bathroom

I'd recommend you get the structural beam sized & certified. Handy if you ever wish to sell.

patg

BryanF wrote: »

When was the house built? This may inpact on moving/reducing size of Bathroom

I'd recommend you get the structural beam sized & certified. Handy if you ever wish to sell.

The house was built sometime in the 80s and altho semi D is also "end of terrace" so good access and we are hoping no problem to get that under stair area plumbed. Do you think any of this and/or age if house relevant?

Would a structural beam be likely to be required? Who makes a call on that - builder/surveyor? And if we have to get one how do we go about getting it certified?

Bonzo Delaney

Very rough Internet ballpark
Understairs loo : depending on waste pipe locations and water pipe locations 3-4k

Knock through: depending on radiator relocation & rsj size/ location
3-5k

Wall ope and bifold doors 5-6k

Engage your own engineer it's easier for the builder to price and you have your own piece of mind it's all spec'd & certed to standard when finished.

patg

Thanks Bonzo - altho that's a lot more than we were anticipating.

What would we need the engineer to do? Just spec out the knock through and structural beam requirement?

Any ball park figure for an engineer's fee?

Bonzo Delaney

patg wrote: »

Thanks Bonzo - altho that's a lot more than we were anticipating.

What would we need the engineer to do? Just spec out the knock through and structural beam requirement?

Any ball park figure for an engineer's fee?

Well it's a blind guide line for you on past jobs I've done allowing for worst case scenarios. You could get away with spending less.

An engineer for that would be ball park 600€.(God knows these days)
To spec out all the structural changes.
The reason I prefer the client to engage their own engineer is that's when pricing at least you know the person your pricing against is quoting for the same job also.