Open-plan kitchen knock-throughs · Greater London
Open-plan kitchen knock-throughs in Feltham
Homeowners and landlords in Feltham can book us for open-plan kitchen knock-throughs: walls between kitchen and dining room removed, steel designed by an engineer, then the new kitchen fitted.
Why open-plan kitchen knock-throughs for a Feltham home?
If your Feltham semi has the kitchen at the back and a separate dining room beside it, opening the wall between them often makes space for an island or a proper table.
Buyers in Greater London sometimes take on a house divided into small rooms and plan a knock-through first, so the new kitchen can be designed for the larger space. We cover all of Feltham, including the TW13 postcode district, and travel out to neighbouring towns across Greater London.
What do open-plan kitchen knock-throughs in Feltham include?
Here is what usually goes into open-plan kitchen knock-throughs, adjusted to your Feltham kitchen after we have measured it:
- In England and Wales, party wall requirements checked where a beam bears into a shared wall
- New kitchen fitted once the opening is made good and the structural work inspected
- Structural engineer arranged to design the beam, padstones and temporary propping
- Free survey visit to check the wall, the floors above and the services running through it
- Cables, pipes and radiators in the wall rerouted by qualified trades
- Temporary props set, the wall removed and the steel beam bedded on padstones
How much do open-plan kitchen knock-throughs cost in Feltham?
The figures below are guide prices for Feltham, including VAT and adjusted for typical costs across London. The fixed price comes after we have measured up. Expect costs in London to sit somewhat above UK averages, reflecting local labour rates.
| Typical project | Guide price |
|---|---|
| Non-load-bearing wall removed and made goodStud or light partition, minimal services | £1,000–£2,600 |
| Load-bearing wall with a steel beamStructural engineer's design and making good; building control or warrant fees listed separately | £3,900–£11,000 |
| Knock-through with a new kitchen-dinerSteel beam, new kitchen, new floor throughout | £32,500–£71,500 |
Load-bearing guide ranges include the structural engineer's design for a typical single opening and making good; council building control or building warrant fees, rerouted services, decorating and the kitchen itself are listed separately. Prices include VAT at 20%.
Fitting kitchens in older and newer Feltham homes
You will find Victorian and Edwardian terraces, conversion flats, mansion block flats and 1930s semis throughout Greater London. Victorian terraces often have a narrow galley beside the side return, while conversion flats and mansion blocks usually fit the kitchen into a small room or along one living-room wall.
Permit parking, red routes and flats without lifts are common, so parking suspensions, stair carries and lift bookings may need arranging before delivery day. London's mains water is hard, so limescale builds quickly on taps and boiling water taps, and a scale-reducing filter is worth planning in.
Do you need approval for open-plan kitchen knock-throughs in Feltham?
In England, removing a load-bearing wall needs a structural engineer's design and Building Regulations approval through local authority building control or a registered building control approver. Where a beam bears into a party wall, the Party Wall etc. Act 1996 means serving notice on the neighbours before work starts. If the new open-plan kitchen opens onto the hall and stairs, building control will check the escape route, and homes with a floor more than 4.5 metres above ground may need extra fire safety measures.
Conservation areas are widespread across London, so a new extractor vent on a front wall may need permission, and leaseholders usually need the freeholder's written consent first.
Tips before you start
- Choose the new floor finish before the wall comes out, so the strip where the wall stood can be levelled and covered in one go.
- Tell your neighbours early if a beam may bear into a wall you share; in England and Wales a party wall notice may be needed before work starts.
- Plan the heating for your new Feltham kitchen-diner; removing a wall can also remove a radiator, and the larger room may need more heat.
- Think about fire escape if the kitchen will open onto the hall and stairs, particularly in homes of three storeys or more.
Questions about open-plan kitchen knock-throughs in Feltham
How much do open-plan kitchen knock-throughs cost in Feltham?
Guide prices in Feltham are about £1,000 to £2,600 including VAT for removing a non-load-bearing wall and making good. The final price depends on the size of the kitchen and what is moving, and is set out in an itemised written quote.
Do you work near Feltham as well?
Yes. As well as Feltham itself, we cover the rest of Greater London and nearby towns such as Hanworth and Ashford, Surrey. The process is the same wherever the kitchen is.
When is the new kitchen fitted after a knock-through?
After the opening is complete. The order is propping, removing the wall, setting the beam on its padstones, inspection, then boxing in, plastering and joining the floor where the wall stood. Fresh plaster usually needs three to six weeks to dry before full decorating, though a mist coat can go on sooner, so the units are often fitted while the walls dry and the decorating follows later.
Do I need approval to remove a wall between kitchen and dining room?
For a load-bearing wall, yes, everywhere in the UK. In England, Wales and Northern Ireland that means Building Regulations approval through building control; in Scotland a building warrant must be granted before work starts, followed by a completion certificate. A non-load-bearing partition is simpler, although a listed building may need listed building consent and a leasehold flat usually needs the freeholder's written consent.
How can I tell if a kitchen wall is load-bearing?
Usually you cannot be certain by looking. Clues include floor joists landing on the wall from above, another wall directly on top of it upstairs, or the wall running down the middle of the house on its own foundation. A hollow knock is not a reliable test, because some stud walls carry loads. We check at the survey, and where there is doubt a structural engineer confirms it before anything is removed.
Nearby places we cover
We also carry out open-plan kitchen knock-throughs in these towns near Feltham:
- Open-plan kitchen knock-throughs in Hanworth
- Open-plan kitchen knock-throughs in Ashford, Surrey
- Open-plan kitchen knock-throughs in Hounslow
- Open-plan kitchen knock-throughs in Sunbury-on-Thames
- Open-plan kitchen knock-throughs in Hampton
- Open-plan kitchen knock-throughs in Heston
- Open-plan kitchen knock-throughs across Greater London