House Alterations
Gday all, was just wanting to know if anyone on FW does house alterations, or does anyone know of anyone/a company that does, that they have used and recommend?
Just thinking of getting part of a wall removed to make the living area and kitchen area of my house link up to create a more spacious feel.
Any advice from anyone?
Thanks, Buz.
edit: have added some pics of the wall. I have indicated with the green fluro line the section of wall i would either a: like to remove, or b: cut a 'window' into it to link the kitchen with the lounge room.
The last pics is of a tiny crack leading from the end of the interior wall, which makes me believe it may be load bearing.
Both of the cupboards on either side of the wall would be removed to make way for any alterations.
Also NO ducted aircon.
Seaquest
Posts: 1131
Date Joined: 22/10/09
I have a mate thats a chippy
I have a mate thats a chippy down here, send us a PM with a few details and I will pass it on to him.
Paul G
Posts: 5215
Date Joined: 12/12/07
Mate we do office fitouts
Mate we do office fitouts ,demos and ceiling .we can do it .pm me your details and i'll give you a ring
Active Gyp-Rok solutions ,Residential and commercial ceilings and walls
Buz
Posts: 1555
Date Joined: 28/08/07
Hey Paul. Would removing an
Hey Paul. Would removing an interior brick wall be in your services. I actually more am looking to create a 'window' in the brick wall to link the kitchen with the lounge. I think the wall may be a load bearing one though, hence i think i wont be able to remove it completely, but would prefer someone else to tell me if so.
Seaquest
Posts: 1131
Date Joined: 22/10/09
Hey Buz I thought you lived
Hey Buz I thought you lived down south because you said you saw my boat the other day but just looked at your profile and says you live in Morley. Were you just down for a break?. If you still are looking for someone in Perth let us know, I have heaps of good contacts in the metro area.
Buz
Posts: 1555
Date Joined: 28/08/07
Haha thanks seaquest, yeah i
Haha thanks seaquest, yeah i was just down in Busso visiting my Mum and getting a fish in. I grew up down there but now live in Perth.
But yeah would definitly like some of your Metro contacts.
STEVE231
Posts: 1443
Date Joined: 05/01/10
Buz, do you have a copy of
Buz, do you have a copy of your floor plan, if so it would be quite easy to determine whether the wall was load bearing or not. Or failing that, get up in your roof space and have a look for yourself. Don't want to be knocking anything thats got weight on it!!
Buz
Posts: 1555
Date Joined: 28/08/07
Thanks for the advice Steve.
Thanks for the advice Steve. But roof is full of insulation and the manhole is a fairway from the kitchen. Plus i'm sure a builder will be able to tell me when he comes round to give me a quote. That and i dont have a ladder to get into the roof. And of course laziness to attempt getting up there :)
I am guessing it's load bearing, as you can see sort of an 'invisble' dented line in the paint inline with it. Which indicates to me that there is a load bearing beam that runs across the wall and over the current opening between the kitchen and lounge.
Paul G
Posts: 5215
Date Joined: 12/12/07
pm me your number and will
pm me your number and will give you a call tomorrow
Active Gyp-Rok solutions ,Residential and commercial ceilings and walls
Fathom
Posts: 619
Date Joined: 18/04/08
If you get a "tradesman"
If you get a "tradesman" ask to see his trade certificate, if he doesnt have one tell him to nick off because he aint a tradesman. I do this work all the time and sick to death of being undercut from lying incompetent pricks that are out to get some work, stuffing up the job and giving us real tradesmen a bad name. I would also advise not to take your floor plan as any indication on how a roof is supported on your internal walls, if it is a load bearing wall it can possibly be removed depending on the design but you might find (good chance) your ceiling levels are slightly different. Good luck and I hope you only employ those that are educated in the industry and not cowboys.
end of rant
Buz
Posts: 1555
Date Joined: 28/08/07
Thanks for the heads up
Thanks for the heads up Fathom. Will definitly be very vigilant in my deciding who to get the job done.
STEVE231
Posts: 1443
Date Joined: 05/01/10
Speak to Paul, he would deal
Speak to Paul, he would deal with this all the time, I try to avoid this all the time!!
As long as you get somebody who is competent, you will have no worries.
allrounder
Posts: 1853
Date Joined: 10/11/08
Let me know if it needs a builder
Paul and i will have a chat to the boss.If it is load bearing and you need a steel beam it will be a bit of messing around to get it in.If the span is not massive you should be able to get away with an lvl (timber) beam that is a easy fix.We take walls out all the time so it is not to hard you may only need a chippy.If you only need a chippy pm me Buz and i will put you in touch with one of ours if there is not one on here.
So tell me have you got your info from years on the water or hours on the internet?
thesupervisor
Posts: 1136
Date Joined: 10/06/09
take your time in choosing
take your time in choosing what you want to do and who to get to do it i would get someone witha reputatation of what they can do before trusting someone witha bit of paper saying what they can do end of rant
getting the bottom line final answer from a bunch of blokes that use false names and put smiley faces at the end of paragraphs is not the best place in the world to get the information you seek.
Fathom
Posts: 619
Date Joined: 18/04/08
well i guess that ^^
well i guess that ^^ statement was aimed at me. Sure get someone with a reputation but obviously the OP doesnt know anyone with one. Why have apprenticeships and go to tech college for years just to be undercut by some-one without the qualifications? You will get fined for driving without a license, should also get fined for pretending to be a tradesman without a certificate.
I despise fwits trying to cut my grass after I've been in the industry for over 25yrs
Nelly
Posts: 518
Date Joined: 04/05/08
I do this sort of stuff
I do this sort of stuff pretty regularly i am a chippy.Pretty much gurantee the wall will be atleast taking a few roof struts and joists.So don't go just knocking it out.If its taking a beam it will complicate things.Then putting more beams in and the roof is a low pitch and there are air con ducts running everywhere can get very fun.Go for reputation over some certificates plenty of qualified tradies that don't know what there doing.The amount of idiots i saw at tafe and see everyday on site is scary,Don't get me started on brickies.
Buz
Posts: 1555
Date Joined: 28/08/07
Post edited, pics added.
Pics added to post, hopefully this gives a beter idea to the people out there in the know what i am looking to get done :)
thesupervisor
Posts: 1136
Date Joined: 10/06/09
id say that crack in the
id say that crack in the ceiling is just a butt join in the gyprock or glass straps letting go not a huge drama
but would agree with nelly there will be some struts off that wall nothing a lvl or a i beam wont fix, air con is wall mount so should be some room up top will be alot alot easier if its a tiled roof
im sure one of the guys on here will sort you out
getting the bottom line final answer from a bunch of blokes that use false names and put smiley faces at the end of paragraphs is not the best place in the world to get the information you seek.
Nelly
Posts: 518
Date Joined: 04/05/08
Hard to to tell by the pics
Hard to to tell by the pics but with the way i think the joists would be running there probably wouldn't be a beam on there but there would be some hangers which would be easy enough to pick up with a lvl and a few roof struts.
Faulkner Family
Posts: 18026
Date Joined: 11/03/08
looking at the area of the
looking at the area of the rooms you want to join up, it is a load baring wall. if you want to modify something like that you would have to get it surveyed (from memory) then get approval by the council. stupid rules but you even need permission to put up a large garden shed
RUSS and SANDY. A family that fishes together stays together
Buz
Posts: 1555
Date Joined: 28/08/07
Cheers for all the comments
Cheers for all the comments guys, has given me a better understanding of what i am possibly up for now.
Now to get someone round to have a proper look and give me a quote :)
Hey Faulks know what you mean by all the hurdles you have to jump through with council approvals these days. Had to do it for my patio(fortunatly the builder organised it).
As for my sheds, fortunatly our council only requires approval for sheds that are permanent sturctures. E.g concreted into the ground with a poured concrete base. Got around that pretty easy when i put up my two garden sheds. Concrete slab floors with each strut anchored by a limestone block. Even went to the council and asked if this needed approval, they said they are fine as they arn't 'permenanet' :) Mind you they are only 5mx5m sheds.
Paul G
Posts: 5215
Date Joined: 12/12/07
Will call today ,As for the
Will call today ,As for the wall once we been in the ceiling we will no whats going on .As for the crack ,could be where the ceiling sheets join or just movment.
Active Gyp-Rok solutions ,Residential and commercial ceilings and walls
allrounder
Posts: 1853
Date Joined: 10/11/08
if a 4.5 meter lvl
will do the job let me know Paul i have a couple left over at work.
So tell me have you got your info from years on the water or hours on the internet?