Kitchen-diner knock-throughs · Bordon
Kitchen-diner knock-throughs in Bordon
Steelwork, approvals and making good for kitchen-diner knock-throughs in Bordon and nearby.
- Price fixed in writing once scope is agreed
- Building control arranged
- Temporary works and making good included
- Free survey visit
- Engineer's calculations arranged
- Building control handled
- Fixed written price once scope is agreed
- England, Wales, mainland Scotland & NI
Kitchen-diner knock-throughs in Bordon: how it works
Need kitchen-diner knock-throughs in Bordon? We also work in nearby Basingstoke, roughly 14.2 miles away. We survey the property, arrange the engineer's design, deal with local building control, fit the steel and make good, all under one quote for GU35 addresses.
The wall between a kitchen and dining room is often a structural one, especially in semi-detached and terraced houses where it carries the floor joists for the bedrooms above. Opening it up gives the sociable, open-plan space most families want, but the kitchen brings extra things to plan: pipes, cables, an extractor, and a layout that has to work around the new steel.
Things to plan for
- Keep the structural calculations, the building control completion certificate and any gas or electrical certificates together. When the house is sold, the buyer's solicitor will usually ask for evidence that the knock-through was approved and signed off.
- 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.
- Cooker hood ducting that currently runs out through the wall may need a new route once the wall goes. Ducting can often be run in the ceiling void alongside the beam, but the beam's position and depth need to be known first.
- 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 gas hob or cooker supply often runs along or through the wall being removed. By law, any work on gas pipework must be carried out by a Gas Safe registered engineer, so the pipe is capped or rerouted by one before the wall comes down.
Four stages, one team
Free visit
A short visit to Bordon 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
We submit a building notice or full plans application to the local council's building control team, so approval is in place before the wall is touched.
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.
How much should I budget in Bordon?
As a guide, budget £2,800–£6,700 including VAT for kitchen-diner knock-through in Bordon, based on published UK cost guides adjusted for prices in the South East (+12%).
| Job | Typical guide range | What it usually covers |
|---|---|---|
| Kitchen-diner knock-through | £2,800–£6,700 | Internal structural wall between kitchen and dining room, steel beam, approvals and making good (kitchen fitting extra) |
| Load-bearing wall removal with steel beam | £2,250–£5,600 | Typical internal wall up to about 4 m: calculations, building control, propping, steel, padstones, fitting, fire protection and making good |
| Plastering and making good | £340–£1,340 | Boxing the beam, bead and skim, reveals, floor infill where the wall stood and tidy-up |
| Through-lounge knock-through | £2,800–£6,150 | Wall between front and back reception rooms, steel beam, approvals, plastering and floor infill |
Figures include our approximate regional adjustment for prices in the South East (+12%) and are rounded. How these figures are worked out.
Building control and neighbours in Bordon
For Bordon, building control is provided by the local council's building control team, or by a registered building control approver if preferred. We send them the engineer's calculations with a building notice or full plans application and book the inspections. Work done without approval can cause problems at sale and is far dearer to put right later.
Terraced and semi-detached homes often need party wall notices, because cutting into a shared wall to take a beam end is notifiable under the Party Wall etc. Act 1996. Allow at least two months for the notice period unless your neighbour agrees sooner.
Kitchen-diner knock-throughs near Bordon
- Farnham 7.5 mi
- Aldershot 10.2 mi
- Fleet 11.8 mi
- Godalming 11.8 mi
- Farnborough 13.3 mi
- Basingstoke 14.2 mi
Questions about kitchen-diner knock-throughs in Bordon
Do you also work near Bordon?
Yes. We also cover nearby towns including Farnham, Aldershot, Fleet and Godalming.
Do you cover Bordon for kitchen-diner knock-throughs?
Yes. We carry out kitchen-diner knock-throughs in Bordon and the GU35 postcode districts. Book a free survey visit and we will check the wall, arrange the engineer's calculations and send an itemised written quote.
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.
Can I knock my kitchen and dining room into one?
In most houses, yes. The wall can be removed even if it is load-bearing, as long as a steel beam designed by a structural engineer takes over the load and building control approves the work. The main things to check early are what the wall carries, where services run, and whether the layout still works around any column.
Is the wall between my kitchen and dining room load-bearing?
It often is, particularly in older semis and terraces where it supports the bedroom floor joists. The clearest signs are joists bearing on it from above and a wall in the same position upstairs, but only an engineer's site check confirms it. We arrange that check as part of the survey and design stage.
Can you work on older or listed homes in Bordon?
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.