Building a Home Renovating Design Dilemma

Knocking through very thick old walls to create new entrance

3 years ago

last modified: 3 years ago

I hope to soon start a renovation that will almost double the space in my home - currently a 1 bed - that will improve the flow and connection to garden, plus add an extra bedroom (and maybe an ensuite).

I'd like to create 2 new openings in the walls to accommodate a new main entrance (about 2 m wide) and wide sliding doors to the garden (at least 2.5 m wide). However, the house is 150 years old and the original walls are approximately 60 cm deep and seem rather solid.

I'm not at the stage of appointing an architect or structural engineer but I wondered if anyone had experience of this or similar and can offer advice or insight on cost and difficulty?

Many thanks, 32SS

Featured Answer

cannonja

3 years ago

Very awkward work
Most reputable builders would struggle to cost it and if pushed would have to price for the worst case scenario
Likely old stone walls, which can crumble at any stage , the wider the opening the more hazardous the task
Even the Rsj or lintels installation will be problematic

Ballpark 3k to 5k for labour
Have completed a similar job before, and some of the old stones were enormous, it was a struggle and not something most contractors are interested in.

If there is a gable above then extra caution is necessary

Prior to starting check for any bulging or distortion in walls, cracked etc

Old buildings don't lend themselves to adaption

Sort by:Oldest

Comments (9)

32seashells
Original Author
3 years ago
Thank you for your reply. It's more or less what I expected, I know it's going to be an awkward build but I'm forever optimistic!

One of the openings I want to make is in a gable end. I could live with smaller opening (say a door or window about 1 - 1.5 m wide), or alternatively actually removing and rebuilding the entire wall and gable to create a huge opening. It's not a large building but I'm guessing that might be crazy money.

The second opening I think would probably need to be knocked through up to roof height to get steels in - it's a low roofed house.

There is one existing window opening that could be used to create an entrance, however that isn't my favourite layout and I think will bring up expense in other areas. Lot's to think about.
Related Discussions
To put hob on kitchen island or not to put hob on kitchen island?
Q
Comments (28)
Hi amfork, I went ahead & put the hob on my island & am delighted I did. I find it really is so much nicer looking out at the kids/my husband & being able to chat to them while I prepare meals as opposed to facing the wall with my back turned on everyone. I put a 4 ring induction hob on the island & put a 5 ring gas hob on counter facing wall. I did this as I have a large extended family & we frequently have get togethers. It’s great for catering for big events. However, I use the 4 ring induction hob on a daily basis. Hope this helps! Best of luck with your project, Claire
...See More
Curb appeal??!
Q
Comments (14)
Gosh, I've returned after a week travelling for work to loads more suggestions - thanks all! To respond specifically: - the house faces south so gets the lovely morning (and in the uk, sometimes the only) sun. - the husband has avoided putting plants in the planters due to maintenance and they're generally twee so comments here have confirmed to me that they will be coming out - love the idea of wooden boxes with the spiky plants and grasses - also like the concept of taking out the grass/bed/tree in front completely out and replacing with slabs - yes to lightening the windows - to the Barn company, I honestly don't mind the advice and I'd never seen sloping garage roofs. - nicking ideas from landscaping of new builds....great idea! - finally, Helen Scholes, I'm embarrassed about the spelling of kerb. Had no idea! Thanks again all.
...See More
New house kitchen layout
Q
Comments (12)
I see what you mean, It's a good idea in theory, however, practically, I don't think it's going to work, and you will end up ruining the nicest room in the house. There are no walls that remain unbroken by doors or windows, so where are you going to put units and unbroken worktop space. They can't go on the left as there are three doors. There's a door on the right, which although you could put a unit and a bit of worktop back right, it wouldn't be very big, and the biggest run of wall goes straight down to the glass doors, so you probably can't and wouldn't want to go straight up to them. You could move the door into the hallway from the front end to the bottom end by the patio doors and this would give you a better run of wall. If you put an island in the middle, 5' into the room to give yourself room to walk in and gain more worktop, it'll only leave you with around 6' at the other end for a dining space. However, i'd still advise getting a kitchen planner onboard before you start, as i'm not convinced the room is big enough to achieve what you want with the available wall space, and it stands a good chance of spoiling a very nice and elegant entrance to a house. The other big problem is the plumbing, there isn't any currently in that room, so you'll need to dig up the floor for drainage and almost definately that of either the utility or one of the bathrooms! I vote for keeping the house exactly as it is!
...See More
Whole house re-decor , for sale purposes
Q
Comments (33)
Hello Duncan, They are good and I am biased as I don't use companies that don't provide trade discount... as I usually like to help my clients out... Here's a few images and an edging on a runner can be lovely too... I have also included one of a painted stair... So you have an option all of which are rather striking.... : )) x http://www.naturalrugstore.co.uk/coir-rugs.asp?gclid=Cj0KEQjwiKS3BRCU-7XQ75Te3NoBEiQAA2t_xPmcwAZ3TS0Qhq1t1hzYsP-r8oFgdC385qXO88eXioYaAjCE8P8HAQ The painted one... I would include the banister in this scenario..
...See More
rinked
3 years ago
last modified: 3 years ago
Inviting a structural engineer would help you creating realistic goals. As a 'DIY renovator' I can say it was worth the cost, as it gave us a broader perspective of the possibilities.

Who knows opening up towards the gable is less costly or more realistic than making a 1.5m hole? Get it sorted out.
cannonja
3 years ago
rinked

A structural engineer is of no benefit due to the construction methods for the existing building being antiquated
As a civil engineer myself and having studied structural engineering, its main use in buildings like these is where underpinning is required where no reasonable foundations exist.

An experienced and reputable contractor is a must,

Pick the plaster off the walls to assess the nature of the structure

When works begins ,due diligence and care should be taken
Plenty of arrow props and strongboys needed

Word of caution creating a metre opening could easily be 2m by the time its finished

Prior to starting dig a trial hole and check the existing foundations.

If you're not confident or have limited building experience by all means hire an engineer to walk you through it and hold your hand
32seashells thanked cannonja
rinked
3 years ago
@cannonja good point, thanks
32seashells
Original Author
3 years ago
Thanks again for your replies. I don't mind some diy but don't want the place to fall down so I'll definitely have professionals out in time, I'm just trying to work out how much my ambition exceeds my budget.

I've found a few architects who have worked on similar projects to what I have in mind :)
Sonia
3 years ago
Hi seashells, I asked my builder brother what he thought. He is just a builder, not a specialist in stone walls, but this is what he said (please excuse the swear word!)
32seashells thanked Sonia
32seashells
Original Author
3 years ago
Thank you Sonia, that was really nice of you! And thank your builder for his response from me!

I bet working on Somerset House was an interesting job :)
Sonia
3 years ago
Yes he learnt a lot of his trade in London, but now he’s older he prefers local work. I didn’t even know he’d worked on Somerset House! 😊

Knocking through very thick old walls to create new entrance

cannonja

Comments (9)

32seashells
Original Author

Related Discussions

rinked

cannonja

rinked

32seashells
Original Author

Sonia

32seashells
Original Author

Sonia

COMPANY

EXPLORE HOUZZ

CONNECT WITH US

Knocking through very thick old walls to create new entrance

cannonja

Comments (9)

32seashellsOriginal Author

Related Discussions

rinked

cannonja

rinked

32seashellsOriginal Author

Sonia

32seashellsOriginal Author

Sonia

COMPANY

EXPLORE HOUZZ

CONNECT WITH US

32seashells
Original Author

32seashells
Original Author

32seashells
Original Author