Hello everyone,
we are planning to buy a house. However, our decision depends on whether it is possible to modify the floor plan within a reasonable budget.
This concerns the ground floor. Attached is a drawing with the planned changes.
1.
We want to remove the wall between the "Living" and "Sleeping" areas.
-> Would that be possible?
-> Approximate costs?
2.
We also want to remove the wall between "Living" and "Kitchen" completely or at least partially. We want an open kitchen and to place a kitchen island where the wall currently is. However, water supply and drainage pipes likely run inside that wall since there are kitchen connections on the upper floor as well. We don’t necessarily need these connections upstairs, but it would be nice to keep them for possible future use.
-> Is it basically possible to remove this wall?
-> Could the pipes be relocated to keep the upper floor connections functional?
-> Costs/effort?
3.
In the "Living" room, we want to install a patio door. Right now, there is a large window with a long radiator underneath. We would replace this with a patio door and a smaller adjacent window. Accordingly, the radiator would be shorter.
-> Is this feasible?
-> Approximate costs?
Otherwise, if anyone has other ideas for changing the floor plan, feel free to share! 🙂
Best regards,
Volkmann
we are planning to buy a house. However, our decision depends on whether it is possible to modify the floor plan within a reasonable budget.
This concerns the ground floor. Attached is a drawing with the planned changes.
1.
We want to remove the wall between the "Living" and "Sleeping" areas.
-> Would that be possible?
-> Approximate costs?
2.
We also want to remove the wall between "Living" and "Kitchen" completely or at least partially. We want an open kitchen and to place a kitchen island where the wall currently is. However, water supply and drainage pipes likely run inside that wall since there are kitchen connections on the upper floor as well. We don’t necessarily need these connections upstairs, but it would be nice to keep them for possible future use.
-> Is it basically possible to remove this wall?
-> Could the pipes be relocated to keep the upper floor connections functional?
-> Costs/effort?
3.
In the "Living" room, we want to install a patio door. Right now, there is a large window with a long radiator underneath. We would replace this with a patio door and a smaller adjacent window. Accordingly, the radiator would be shorter.
-> Is this feasible?
-> Approximate costs?
Otherwise, if anyone has other ideas for changing the floor plan, feel free to share! 🙂
Best regards,
Volkmann
D
Doc.Schnaggls11 May 2014 13:22Hello Volkmann,
Assessments like this are almost impossible to make in a forum.
Regarding the possibility of removing the wall, you will need a structural engineer if you want a reliable statement.
The cost aspect can also only be insufficiently addressed from a distance. It really depends on what kind of walls these are, and whether you might be doing the demolition and disposal yourselves...
The relocation of the pipes also depends on whether the alternative walls are strong enough to support them, whether a necessary slope can still be realized, and so on...
I definitely see no problem with replacing the large window with a smaller window and a patio door. For the smaller radiator, just make sure it has a larger surface area to achieve the same heating capacity.
Regards,
Dirk
Assessments like this are almost impossible to make in a forum.
Regarding the possibility of removing the wall, you will need a structural engineer if you want a reliable statement.
The cost aspect can also only be insufficiently addressed from a distance. It really depends on what kind of walls these are, and whether you might be doing the demolition and disposal yourselves...
The relocation of the pipes also depends on whether the alternative walls are strong enough to support them, whether a necessary slope can still be realized, and so on...
I definitely see no problem with replacing the large window with a smaller window and a patio door. For the smaller radiator, just make sure it has a larger surface area to achieve the same heating capacity.
Regards,
Dirk
B
Bauexperte11 May 2014 14:04Hello Volkmann,
Your purchase decision should first be based on an inspection of the single-family house by an expert; only then can you consider remodeling.
If the submitted plan comes from an architect, I would—subject to verification—say these walls are probably not load-bearing in both cases. The load-bearing wall is the one running across the house horizontally. However, I find it odd that no beam is indicated in the current kitchen area. In any case, you should consult the original structural engineer or their successor.
Almost anything is possible; it always comes down to cost and effort. Nowadays, drainage pipes are typically installed above the ground floor ceiling or in boxed-in sections in front of the wall. Chasing walls to the required cross-section is no longer allowed.
As Dirk has already mentioned, the size of the existing radiator is not chosen arbitrarily. I don’t see major issues with modifying the window. The window installer will know where support is needed until the new windows are installed.
Regarding costs, you should talk to the expert who inspected the house; they will also be familiar with the renovation effort—if any—required for the single-family house. Their appraisal report will not only highlight these potential issues but also provide cost estimates.
In any case, you should also consult with a structural engineer; it is possible that the original construction plans differ from the plan you submitted and that the partition wall to the kitchen was in fact load-bearing.
Best regards,
Bauexperte
Volkmann schrieb:
We intend to buy a house. However, the purchase decision depends on whether the floor plan can be changed (within economically reasonable limits).
Your purchase decision should first be based on an inspection of the single-family house by an expert; only then can you consider remodeling.
Volkmann schrieb:
It concerns the ground floor. Attached is a drawing with the planned changes.
1. We want to remove the wall between "Living" and "Sleeping."
-> Would that be possible?
2. We also want to remove the wall between "Living" and "Cooking" completely or at least partially.
-> Could that wall basically be torn down?
If the submitted plan comes from an architect, I would—subject to verification—say these walls are probably not load-bearing in both cases. The load-bearing wall is the one running across the house horizontally. However, I find it odd that no beam is indicated in the current kitchen area. In any case, you should consult the original structural engineer or their successor.
Volkmann schrieb:
However, there are likely water and drainage pipes running through the current wall, since there are kitchen connections on the upper floor as well. We don’t necessarily need these connections upstairs, but it would be nice to keep them functional for possible future use.
-> Would it be possible to reroute the pipes in order to keep the upper floor connections functional?
Almost anything is possible; it always comes down to cost and effort. Nowadays, drainage pipes are typically installed above the ground floor ceiling or in boxed-in sections in front of the wall. Chasing walls to the required cross-section is no longer allowed.
Volkmann schrieb:
3. In the "Living" room, we want to install a patio door. Currently, there is a large window with a long radiator underneath. We would replace this with a patio door and a smaller adjacent window, and correspondingly a shorter radiator.
-> Is this possible?
As Dirk has already mentioned, the size of the existing radiator is not chosen arbitrarily. I don’t see major issues with modifying the window. The window installer will know where support is needed until the new windows are installed.
Regarding costs, you should talk to the expert who inspected the house; they will also be familiar with the renovation effort—if any—required for the single-family house. Their appraisal report will not only highlight these potential issues but also provide cost estimates.
In any case, you should also consult with a structural engineer; it is possible that the original construction plans differ from the plan you submitted and that the partition wall to the kitchen was in fact load-bearing.
Best regards,
Bauexperte
First of all, thanks for the tips.
It is a single-family house from 1967.
We would have that done, both the demolition and the disposal.
Yes, for such an investment, a qualified expert is definitely important. How quickly can you usually get an expert? The last house we liked was gone within a few days, so there wasn’t even time to arrange for an expert.
If the wall is load-bearing, would it still be possible to create an opening if a beam is installed afterward?
Regards,
Volkmann
It is a single-family house from 1967.
Doc.Schnaggls schrieb:
It really depends on what kind of walls they are and whether you might want to demolish and dispose of them yourselves...
We would have that done, both the demolition and the disposal.
Bauexperte schrieb:
Your purchase decision should initially be based on an inspection of the single-family house by a qualified expert; then you can consider the renovation.
Yes, for such an investment, a qualified expert is definitely important. How quickly can you usually get an expert? The last house we liked was gone within a few days, so there wasn’t even time to arrange for an expert.
Bauexperte schrieb:
It’s possible that the original construction drawings differ from the plan you submitted, and the partition wall to the kitchen was actually built as load-bearing.
If the wall is load-bearing, would it still be possible to create an opening if a beam is installed afterward?
Regards,
Volkmann
B
Bauexperte11 May 2014 17:51Hello Volkmann,
It depends on where in NRW you want to buy, then I might be able to help. Otherwise, check the website of the Association of Independent Experts; you should be able to find someone regionally.
Regards, Bauexperte
Volkmann schrieb:If a seller is unwilling to enter into a preliminary contract subject to inspection by an expert, then you shouldn’t regret missing that supposed opportunity!
Yes, when making such an investment, consulting an expert is very advisable. How quickly can you usually get an expert? The last house we liked was gone within a few days, so there wasn’t even time to arrange for an expert.
It depends on where in NRW you want to buy, then I might be able to help. Otherwise, check the website of the Association of Independent Experts; you should be able to find someone regionally.
Volkmann schrieb:Yes, that works in 90% of cases.
Could the wall—if it is load-bearing—possibly still be opened up if a support beam is installed afterwards?
Regards, Bauexperte
Bauexperte schrieb:
If a seller is unwilling to enter into a preliminary contract subject to an inspection by an expert, then you shouldn’t regret missing out on that supposed opportunity!That’s true as well. Time pressure usually favors the seller.
This concerns a property in the district of Herford (North Rhine-Westphalia). That’s why I just looked up possible experts through the Chamber of Commerce and Industry (IHK), and I will call some of them tomorrow.
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