Kitchen-diner knock-throughs · Armagh City, Banbridge and Craigavon
Kitchen-diner knock-throughs in Armagh City, Banbridge and Craigavon
Survey, engineer's design and installation of kitchen-diner knock-throughs anywhere in Armagh City, Banbridge and Craigavon.
- Free survey visit in Armagh City, Banbridge and Craigavon
- Engineer's calculations arranged
- Building control handled for you
- Free survey visit
- Engineer's calculations arranged
- Building control handled
- Fixed written price once scope is agreed
- England, Wales, mainland Scotland & NI
Planning kitchen-diner knock-throughs in Armagh City, Banbridge and Craigavon
Kitchen-diner knock-throughs remove the wall between a kitchen and a dining room to create one open-plan room, with a steel beam carrying whatever the wall supported. The work is planned around the kitchen itself: gas, water, waste and extraction runs, where units and any island will go, and how the ceiling should look once the steel is in.
Kitchen-diner knock-throughs in Armagh City, Banbridge and Craigavon follows the same careful process wherever the property is: a survey, an engineer's design, the right approval and safe temporary works. Coverage takes in Portadown, Craigavon and Banbridge and everywhere in between. We price it all up front so there are no surprises once the wall is open.
What to expect
- Older kitchens can hide asbestos in textured ceiling coatings, floor tiles, boxing around pipes or the backing of old heaters. In buildings from before 2000 it must be identified before the fabric is disturbed, so a survey of the affected area is arranged first.
- Where the wall stood there is usually a strip of footing or a change in floor level between the two rooms. It is levelled with screed or timber so one continuous floor finish, such as tiles or engineered boards, can run straight across.
- If the kitchen also opens onto the hallway, the change can affect the escape route from the bedrooms. Building control checks how people would get out in a fire, and smoke alarms, a fire door or other measures may be required as part of approval.
- The structural price depends mainly on the span, what sits above and how the beam ends are supported. Kitchen-related extras, such as moving gas, relocating a soil pipe or rerouting ducting, are listed as separate items so you can see what each one adds.
- A flush beam sits up within the depth of the ceiling so the kitchen and dining ceilings run as one flat surface. It suits continuous downlights and long runs of wall units, but each joist has to be connected into the beam, which adds labour.
Four stages, one team
Free visit
A short visit to Armagh City, Banbridge and Craigavon to see the job, agree what you want and check the bearings, floors and services that affect the design.
Calculations
The engineer's calculations and a simple drawing are prepared for your opening and shared with you before anything is ordered.
Building control
A full plans application or building notice goes to Armagh City, Banbridge and Craigavon Borough Council under the Building Regulations (Northern Ireland) 2012 before work begins.
Steel in, made good
On site we prop, open up, fit and pack the steel, then fire protect, box in and plaster once the inspection is done.
What do kitchen-diner knock-throughs cost in Armagh City, Banbridge and Craigavon?
As a guide, budget £2,150–£5,150 including VAT for kitchen-diner knock-through in Armagh City, Banbridge and Craigavon, based on published UK cost guides adjusted for prices in Northern Ireland (-14%).
| Job | Typical guide range | What it usually covers |
|---|---|---|
| Kitchen-diner knock-through | £2,150–£5,150 | Internal structural wall between kitchen and dining room, steel beam, approvals and making good (kitchen fitting extra) |
| Fire protection to a steel beam | £130–£520 per beam | Fire-rated board boxing or an intumescent coating system as specified |
| Steel column or post | £430–£1,290 per column | Column supplied and fitted with base and cap plates on a pad foundation |
| Structural calculations for a beam | £220–£640 | Site measure or photos, beam and padstone design and calculations for building control |
Figures include our approximate regional adjustment for prices in Northern Ireland (-14%) and are rounded. How these figures are worked out.
Approvals in Armagh City, Banbridge and Craigavon
In Northern Ireland, structural work comes under the Building Regulations (Northern Ireland) 2012 and is approved by the local council's building control. For Armagh City, Banbridge and Craigavon that is Armagh City, Banbridge and Craigavon Borough Council. We submit a full plans application or building notice before work starts and book the inspections.
Northern Ireland has no Party Wall Act, so there is no statutory notice to serve. Where the steel bears into a shared wall, the title deeds and the general law apply, and agreeing the work with your neighbour in writing first is good practice.
Kitchen-diner knock-throughs in Armagh City, Banbridge and Craigavon: your questions
Do I need a party wall agreement for kitchen-diner knock-throughs in Armagh City, Banbridge and Craigavon?
There is no Party Wall Act in Northern Ireland. Your title deeds and the general law apply instead, so agree the work with your neighbour in writing before it starts.
Can you work on older or listed homes in Armagh City, Banbridge and Craigavon?
Yes. Older homes often have lime mortar, timber lintels or shallow footings, which the engineer allows for. Listed buildings need listed building consent for internal structural changes as well as building regulations approval, and that must be in place first.
What does a kitchen-diner knock-through quote include?
Our written quote is itemised: survey, engineer's calculations, building control, propping, removal of the wall, steel and padstones, fire protection, floor levelling and making good, with any gas, plumbing or electrical rerouting listed separately. Once the layout, specification and scope are agreed, the price is fixed in writing.
Can the steel beam be hidden in the ceiling?
Yes, a flush beam can be set into the ceiling void so there is no step between the kitchen and dining ceilings. It needs enough joist depth and more labour to connect the joists to the steel, so it costs more than a downstand. The engineer confirms whether it is possible in your house.
How long will I be without a kitchen?
The structural work itself usually takes three to six working days, and the kitchen is out of action during that time. After that come plastering, drying, flooring and the kitchen fit, so the overall period without a finished kitchen depends mostly on your fitter's programme and when the units are delivered.
Who moves the gas pipe for my cooker?
A Gas Safe registered engineer, because work on gas pipework must legally be done by one. If the pipe runs in or near the wall being removed, it is capped or rerouted before demolition starts and reconnected once the new layout is in place. We build this into the programme so it is not left to chance.
Which towns in Armagh City, Banbridge and Craigavon do you cover?
We cover towns including Craigavon, Portadown and Banbridge, plus the villages and smaller towns around them.