10 Things to Consider Before Moving a Kitchen or Bathroom in a London Property
Moving a kitchen or bathroom can completely change how a property works.
A kitchen relocated into a larger rear room can create the open-plan living space many homeowners want. Moving a bathroom can make room for an additional bedroom, improve an awkward layout or allow an ensuite to be created.
But kitchens and bathrooms are among the most services-heavy rooms in a property. Moving one is therefore very different from simply changing cabinets or sanitaryware.
Drainage, water supplies, ventilation, electrics, structure, waterproofing and Building Regulations can all affect whether the proposed location is practical and how much the work will ultimately cost.
Before committing to a new layout, these are ten things worth considering.
1. Check whether the drainage route actually works
Drainage should be investigated early, particularly when moving a bathroom.
A new basin or shower generally gives more flexibility than a WC because the waste pipe is much smaller. A toilet requires a larger soil connection and an appropriate route to the existing soil stack or drainage system.
Waste pipes also need sufficient fall.
That means a bathroom that looks perfectly sensible on a floor plan may require raised floors, boxed-in pipework or significant alterations to make the drainage work.
Before finalising the layout, establish where the existing soil stack and drainage connections are and how the new appliances will connect to them.
2. Understand how far the services need to travel
Distance matters.
Moving a kitchen a few metres within the same room may be relatively straightforward. Moving it to the opposite side of the property could require completely new water, waste, electrical and possibly gas routes.
The same applies to bathrooms.
The proposed position should therefore be considered in relation to:
- Existing hot and cold water supplies
- Soil stacks and waste connections
- Boiler or hot-water-cylinder position
- Electrical distribution
- Gas supply where applicable
- Ventilation routes
A beautiful layout that requires extensive service alterations may still be achievable, but those works need to be reflected in the budget and programme.
3. Check the floor construction before deciding the layout
The construction of the floor can make a significant difference.
Suspended timber floors may provide useful routes for pipes, although joists cannot simply be cut wherever convenient.
Solid floors can require channels, raised zones or alternative service routes.
In flats, the situation can become more complicated because the floor may also form part of the acoustic and fire separation between properties.
This is why it is useful to investigate the existing construction before the kitchen or bathroom design becomes too fixed.
Designing around the building is generally cheaper than trying to force the building around a completed design.
4. Consider ventilation from the beginning
Bathrooms and kitchens generate significant amounts of moisture.
Ventilation should therefore be part of the design rather than something addressed after the room has been built.
A relocated bathroom may require new mechanical extract ventilation, particularly where there is no suitable external window.
The route of the ductwork matters too. Long, complicated duct runs can reduce performance and may require ceiling voids or boxing.
Kitchen ventilation also needs careful consideration, particularly where a powerful extractor is proposed.
The objective is not simply to install an extractor fan. It is to create a ventilation arrangement appropriate for the room and compliant with the applicable requirements.
5. Work out the electrical requirements
Modern kitchens have substantial electrical demands.
Ovens, induction hobs, dishwashers, washing machines, refrigeration, extractors, boiling-water taps and numerous small appliances all need to be considered.
Moving the kitchen can therefore involve much more than relocating a few sockets.
The existing electrical installation should be assessed to determine whether new circuits, protective devices or other upgrades are required.
Bathrooms bring their own electrical considerations because equipment and fittings must be suitable for their location within the room.
Lighting, heated mirrors, electric underfloor heating, towel rails and shaver points should all be coordinated before walls and ceilings are closed.
6. Find out whether structural alterations are involved
Kitchen relocations are often part of a wider plan to create a larger open-plan space.
That can involve removing walls, widening openings or combining several rooms.
Never assume a wall is non-structural simply because it appears lightweight or inconveniently positioned.
Where structural alterations are proposed, an appropriate structural assessment may be required.
The resulting work could include:
- Steel beams
- Columns or posts
- Padstones
- New foundations or local strengthening
- Temporary works
- Fire protection to structural elements
Structural design should be coordinated with the kitchen layout because beams and columns can affect cabinetry, ceiling levels, lighting and extraction routes.
7. Consider Building Regulations before construction starts
Moving a kitchen or bathroom can involve several areas covered by Building Regulations.
Depending on the project, this may include drainage, ventilation, electrical safety, structure, fire safety, thermal performance and water efficiency.
The exact requirements depend on the building and the extent of the proposed work.
This becomes particularly important when the relocation forms part of a larger refurbishment, extension or loft conversion.
It is much easier to incorporate compliance into the design than to alter completed work because something was overlooked.
8. Think carefully about waterproofing and hidden details
The parts of a bathroom you cannot see after completion are often more important than the finishes you can.
A high-quality tile does not compensate for poor waterproofing underneath it.
Showers, wet areas, junctions, penetrations and substrates need to be properly prepared before finishes are installed.
When relocating a bathroom, the build-up should consider:
- Appropriate substrates
- Tanking to wet areas
- Falls where required
- Pipe penetrations
- Shower tray or former details
- Floor construction
- Sealing at junctions
Resolving these details during pre-construction reduces the risk of leaks becoming apparent only after the bathroom is finished.
9. Check permissions if you are refurbishing a flat
Moving kitchens and bathrooms in leasehold flats can require additional consideration.
The lease may restrict alterations to services, floors, walls or the arrangement of the property.
Depending on the work, landlord or freeholder consent may be required before construction begins.
Acoustic performance can also become relevant, particularly where floor finishes are being changed.
There may additionally be building-specific requirements covering working hours, access, waste removal, protection of communal areas and contractor insurance.
These matters should be investigated early rather than after the contractor has been booked.
10. Price the new layout before committing to it
Two kitchen layouts with identical cabinets can have very different construction costs.
The same is true of bathrooms.
A layout that keeps the WC close to the existing soil stack and uses established service routes may cost considerably less to construct than one requiring new drainage across the property.
That does not mean the cheaper layout is automatically the right one.
The important thing is understanding the cost implications before deciding.
A useful comparison should consider more than the visible fixtures. It should include the enabling work required to make the new arrangement possible.
That could include plumbing, drainage, electrics, ventilation, structural alterations, floors, ceilings, making good and decoration.
Good planning makes ambitious layouts easier to deliver
Moving a kitchen or bathroom can produce one of the biggest improvements to an existing property's layout.
But the best location on an architectural plan is not always the simplest location to build.
Before committing to the design, look at the property as a complete system: drainage, water, electrics, ventilation, structure, floors and compliance all need to work together.
Resolving those questions during pre-construction gives the contractor better information to price, reduces the risk of expensive changes on site and provides much greater certainty over the programme.
Bayocorp works across London and the South East on full property refurbishments, extensions, structural alterations, kitchens and bathrooms.
Because we combine construction delivery with estimating, cost planning, surveying and project management, we can assess not only whether a proposed layout can be built, but what is likely to be involved in delivering it.
If you are considering relocating a kitchen or bathroom as part of a wider refurbishment, speak to Bayocorp before committing to the final layout. Early investigation can identify constraints, compare options and establish a more realistic construction budget before work starts.
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