Daniel Hurst
I would strongly recommend having a survey carried out by a qualified Structural Engineer. They normally charge a fee for this which can be quoted for prior to organising a site visit from them. If the wall turns out to be non-load bearing then it is worthwhile having this certificated by the Structural Engineer - they normally produce a covering letter with relevant photographs and measurements. In this way, you will be safe knowing your house has been altered in a way that will not cause damage. Also, when you come to sell your house and declare that you have carried out alterations on the sale form you can provide evidence to potential buyers that the wall removed was non-load bearing. If the wall turns out to be load-bearing then you will need to have a structural solution designed. Most commonly this is an RSJ (steel I-beam) mounted on pad stones or 'goal-posts'. It is worthwhile also checking the foundations under the wall being removed are suitable for the engineer's solution which may involve a bit of excavation work. Building control from the local council will need to notified in the form of a building notice and inspections at different stages of the works will need to be carried out before a certificate of completion is issued. This is to ensure that the works meet current building regulations. There are normally charges for this which are set by the council on a scale relative to the cost and scope of the works. You should also notify your insurance company when you are having structural alterations carried out. You should also consider the impact of removing the wall on all surfaces, i.e. ceilings, walls and floor. Normally a plaster skim of walls and ceilings in both joining rooms is required. The floor normally is left with a void at the base of the wall which will need filling. The new room may have slightly different floor levels which will need addressing. You should also consider if any electrical and other services such as water, wastes and gas need to be moved a re-routed. These should be carried out by suitably qualified people. There are other considerations such as mounting the beam in the ceiling and this being flush or having a down stand. There is a great deal of extra work in the former. Hopefully this helps. If you need any further guidance then feel free to contact me.
