Michael Holmes, property expert for the National Homebuilding & Renovating Show (28-31 March, NEC, Birmingham www.national.homebuildingshow.co.uk), says:
What are the benefits of remodelling without having to extend?
- Remodelling allows existing space to be recycled and used more efficiently – especially dead space, unnecessary circulation space, or redundant rooms such as a little used dining room or box bedroom. A more open plan layout with multi-function rooms can also be more a more efficient use of space and make a property seem brighter and more generous by allowing borrowed light to permeate from one space to another. Remodelling also avoids the need to sacrifice valuable garden space.
How do you ensure that the walls are load bearing; determine they are in the best position; draw up floorplans; maximise the space and light etc?
- The starting point for any remodelling scheme is a set of accurate scale floorplans. You can draw these up yourself on squared paper, using a tape measure and scale ruler. Alternatively draw plans up using a computer aided design package (CAD), such as Trimble Sketchup, which is available free online. An easy solution is to commission an architect (architecture.com) or surveyor (rics.org) to undertake a measured survey. This will cost £600-800 for a typical 3-bed house, or £1,000-1,200 for a larger property. This will include floorplans, elevations, cross sections and levels throughout.
- A surveyor or architect will be able to establish which walls are structural (load-bearing or supporting) and which are simple partition walls between rooms. Non structural partition walls can be removed without any implications. Load bearing and supporting walls will need to be substituted a new structure when removed – typically this will be steel joists supported on existing walls and concrete piers, or on steel posts or columns. A structural engineer will need to demonstrate that the alterations are structurally sound by producing detailed design drawings and calculations.
- All structural alterations are notifiable works under the building regulations that ensure safety and hygiene, and good design standards.
- When determining the final layout, consideration should be give to circulation and flow between spaces and different functions, like cooking, dining and living. Thought should also be given to the quality of each space in terms of light, views, privacy and accessibility, with the best space allocated to those functions that are most important – typically living and dining. The space with little or no light is the place to position functional rooms like utility, WC, storage etc.
What type of foundation is recommended?
- Structural support for remodelling work often comes from the existing building’s walls and sometimes from walls shared with neighbours – in which event a Party Wall Agreement will be required. Where new foundations are required these will be designed by a structural engineer, and the local authority building control department will ultimately decide what is acceptable to suit the ground conditions.
Which areas of the home are the most popular for remodelling?
- Typical remodelling projects include knocking down the wall between the kitchen and dining room, or kitchen and living room – or sometimes both, to make an open plan family kitchen.
- Sub dividing a large bedroom to create an en suite bathroom is another common project, or creating an en suite to the master bedroom by remodelling all or part of an adjacent bedroom, or part of the landing. Converting the understairs space into a downstairs cloakroom is another popular project.
- Removing the wall between WC and bathroom in early 20th century homes to create more layout options is also popular.
What are the issues to avoid?
- It’s important not to undertake any work that will affect a neighbouring property without notifying them and having a Party Wall Agreement in place.
- No structural alterations or other ‘notifiable’ work should be undertaken without first letting the local authority know and ensuring the work complies with the building regulations.
- No ‘material alterations’ should be undertaken to remodel a listed property without first getting listed building consent.
- Plan remodelling work as part of a master plan incorporating any future extensions, conversion or alteration work. Package up the master plan into phases and complete these as funds allow. This avoids having to make alterations to recent projects
What kind of budget should be allocated?
- It’s sensible to work out the available budget before decided the extent of the remodelling project to ensure sufficient funds are available to complete the work.
- Removing a load bearing wall between two rooms will cost £1,400-1,800 plus the cost of making good the plasterwork and the floor and redecorating.
- Anyone working to a limited budget should keep structural alterations to a minimum. New basins, baths and WCs should be connected if possible to existing soil pipe positions. Avoiding moving gas and electricity meters will also keep costs down – £900-1,000 plus VAT each to relocate.
