An open plan kitchen/living area in the home is often on the renovation ‘wish list’ for new homeowners. Although some buyers prefer separate rooms to a knock through, it isn’t always possible to fully incorporate smaller rooms into modern living practice, particularly if you live in an older property.
One example is the way in which we now use the kitchen, compared to times gone by when it provided a means to cook and little else. Homes built in the 1930s had the smallest kitchen of any decade, averaging around just 12 sq m, and even homes built in the 1960s could very well have just one electrical socket in any habitable room – including the kitchen.
Knocking down internal walls to link rooms together can create a larger, lighter space more suited to modern living. We look at the pros and cons of knocking through, as well as some of the legal issues you might encounter along the way.
What to consider before you start
Don’t just take a hammer to the wall! The first things to check are:
- whether the wall is load-bearing;
- whether to seek planning permission or involve building control;
- whether your building insurance covers the work while it is in progress and afterwards; and, of course
- how much the project is likely to cost.
If in doubt, a Chartered Surveyor or Structural Engineer will be able to advise on these issues.
Structural considerations
Before knocking down any walls, you need to determine whether or not they are load bearing. Load bearing walls support the weight of the structure and cannot be removed without proper support.
A load bearing wall will probably require a new steel beam to take the load the original wall and each end will need support, either by being set into the wall or by way of a brick pier. This may involve some excavation to add internal foundations for the pier.
It is not always immediately apparent whether a masonry or stud wall is load bearing. Walls on an upper storey can also be load bearing, as they may support the weight of the roof, upper floor joists or even external walls.
Building regulations
Knocking down walls may require planning permission and building regulations approval. It is important to consult with your local authority to ensure that you are complying with all relevant regulations.
Building Regulations will usually apply to load bearing walls or chimneys, fireplaces, walls around staircases (perhaps in the case of a loft conversion) if they provide any provision for fire protection.
While safety is paramount, not getting a Completion Certificate from Building Control could be an issue when you come to sell the property. If it does become an issue, you may need to apply for retrospective permission, known as a Regularisation Certificate, which could hold things up or, at worst, mean you need to undo any of the changes. The application will usually make it necessary for you to open up the works to satisfy the inspector that changes to the building is compliant. It may also be necessary to appoint a Structural Engineer to specify any required lintel.
Planning Permission
Knocking through between rooms will normally be allowed through Permitted Development, although this is not always the case. If your home is listed or in a conservation area, you should seek advice from the local planning department.
Electrical and plumbing considerations
If there are electrical or plumbing fixtures in the wall that you plan to remove, you will need to arrange for these to be safely disconnected and relocated.
Noise and insulation
Removing walls can impact the acoustics and temperature of your home, so you may need to consider additional insulation, heating and soundproofing.
Design considerations
Knocking down walls can open up your space and create a more open-plan feel, but it is important to consider the overall design and flow of your home to ensure that the new layout meets your needs and works well for your lifestyle.
You will also need to consider that knock through rooms might result in a mismatch of ceiling heights and floor levels in older houses, in particular, which might result in additional work and costs.
Cost
Removing walls can be expensive, particularly if you need to install new support lintels or make significant changes to the electrical or plumbing systems. You should budget carefully and seek professional advice to ensure that you understand the costs involved.
Party Wall agreement
If you plan to remove a wall that will affect your neighbour’s property you will be responsible for ensuring a Party Wall agreement is in place before commencing with the work. This is likely to be the case in a terraced or semi-detached property, where the new supporting beams may need to be rest on party walls between your house and the neighbouring property. A Chartered Surveyor will liaise with you and your neighbour, and provide you with a Party Wall agreement.
Before starting work
There will be an enormous amount of fine dust and building debris, so make sure you screen off other areas carefully to contain the mess. If the home has any original features or the knock through requires matching items such as skirting boards, retain what you need to match these well to ensure a good finish.
Finishing off
When asking for quotes, make sure you account for the replastering and decoration required to complete the project.
Building Insurance
It should not be assumed that your existing home insurance will be sufficient to cover the property whilst building work is being carried out, or that it will continue once the work has been completed. Check with your insurer and inform them that the work is going to be done. If the property is not covered, there are specialist insurers who offer limited period, bespoke policies that will cover you during the build.