Through-lounge knock-throughs · Dungannon
Through-lounge knock-throughs in Dungannon
Steelwork, approvals and making good for through-lounge knock-throughs in Dungannon and nearby.
- Survey, design and installation in one
- Covering BT71
- Inspected before it is covered
- Free survey visit
- Engineer's calculations arranged
- Building control handled
- Fixed written price once scope is agreed
- England, Wales, mainland Scotland & NI
Through-lounge knock-throughs in Dungannon: how it works
We cover through-lounge knock-throughs in Dungannon (BT71) and the streets around it. We also cover the surrounding towns and villages in Mid Ulster. Each job is designed by a structural engineer and approved through Mid Ulster District Council before work begins.
Many period terraces and semis were built with a front parlour and a back sitting room divided by a solid brick wall. Opening them into one through-lounge brings light from both ends of the house, but that wall commonly carries the floor joists, the wall between the bedrooms above and sometimes part of the roof load too.
Things to plan for
- The steel commonly needs fire protection to meet building regulations, usually by boxing it in fire-rated plasterboard and skimming it. In period rooms the box can be finished with a matching cornice so it reads as part of the original ceiling.
- Many owners leave short nibs of wall at each end of the opening rather than going fully wall to wall. Nibs can give the beam a bearing, line up with the chimney breasts and keep the feel of two linked rooms, but the engineer decides whether they are adequate.
- Period ceilings are often lath and plaster, which can crack or sag when the wall below is disturbed. Props are set to spread load gently, and damaged areas are repaired with lime plaster or overboarded, depending on the condition and your preference.
- The structural stage for a through-lounge typically takes three to five working days. Both reception rooms are out of use for that time, so furniture is moved out or stacked and sheeted, and the hallway is kept clear as the main walkway.
- Radiators, pipe runs and sockets on the dividing wall need relocating. Older houses sometimes have heating pipes running under the floor along the wall line, so these are traced and moved by a heating engineer before the wall comes down.
How the job runs in Dungannon
Free visit
A short visit to Dungannon 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 Mid Ulster District 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.
How much should I budget in Dungannon?
As a guide, budget £2,150–£4,750 including VAT for through-lounge knock-through in Dungannon, based on published UK cost guides adjusted for prices in Northern Ireland (-14%).
| Job | Typical guide range | What it usually covers |
|---|---|---|
| Through-lounge knock-through | £2,150–£4,750 | Wall between front and back reception rooms, steel beam, approvals, plastering and floor infill |
| Plastering and making good | £260–£1,030 | Boxing the beam, bead and skim, reveals, floor infill where the wall stood and tidy-up |
| 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) |
| Load-bearing wall removal with steel beam | £1,700–£4,300 | Typical internal wall up to about 4 m: calculations, building control, propping, steel, padstones, fitting, fire protection and making good |
Figures include our approximate regional adjustment for prices in Northern Ireland (-14%) and are rounded. How these figures are worked out.
Building rules for Dungannon
In Northern Ireland, structural work comes under the Building Regulations (Northern Ireland) 2012 and is approved by the local council's building control. For Dungannon that is Mid Ulster District Council. We submit a full plans application or building notice before work starts and book the inspections.
The Party Wall etc. Act does not extend to Northern Ireland. Shared walls are dealt with under your title and the general law, so we recommend agreeing access and the work with your neighbour before it starts.
Questions about through-lounge knock-throughs in Dungannon
How much do through-lounge knock-throughs cost in Dungannon?
As a guide, budget £2,150–£4,750 including VAT for through-lounge knock-through in Dungannon, based on published UK cost guides adjusted for prices in Northern Ireland (-14%). The exact figure depends on the span, what the wall carries, access and the finish, and is fixed in writing once the scope is agreed.
What happens at the survey visit in Dungannon?
We look at the wall, the floor and ceiling either side and what sits above, measure the opening you want, and note cables, pipes and access for the steel. It usually takes under an hour and there is no charge.
Will the ceiling crack when the wall is removed?
Some minor cracking in old lath and plaster ceilings is possible, even with careful propping, because the structure is being disturbed. We prop to spread the load and protect ceilings where we can, and any cracks are filled or repaired as part of making good. Sound plaster normally stays intact.
Is the wall between two reception rooms load-bearing?
In most period terraces and semis it is, because it carries the floor joists and the wall between the bedrooms above. Some later houses have lighter partitions in this position, so the only way to be sure is an engineer's inspection. We arrange this during the survey and design stage.
Can I keep the cornicing when the wall comes down?
Usually yes. The existing cornice in each room is protected during the work, and a matching profile can be run or cast to bridge the opening once the beam is boxed and plastered. How closely it matches depends on the original design and its condition, which we check at the survey visit.
How soon can through-lounge knock-throughs start in Dungannon?
Start dates depend on the engineer's calculations, the building control approval and any agreement needed with neighbours. We give you a realistic timetable after the survey and keep you updated as each approval comes through.