Do you you need an architect to knock down non-structural walls? I have no idea how this works.
In my existing apartment, I explored an open kitchen, but the wall was structural, and he said have to go with the architect. Procedure as the contractor explained it to me is: have the architect come and produce a certificate that in his opinion, the structural wall can be broken (cost was 80k). Make an application to the Buildings Department attaching the architect certificate. The cost of the application was at that time and for my apartment... 50k. Wait for the Buildings Department which may say yes or no. If yes expect a lot of sh*t from the neighbours when the works begin .
I think you may be confusing architect and designer. You only need the architect to have his opinion on structural walls. The designer doesn't provide this service and... designs (which the architect doesn't do).
In my case I did away with both the architect and the designer, and just went with a contractor with basic 3D design skills. Was enough for my purpose. If you go with a proper designer, of course it will be MUCH more expensive.
I would think there is scope to structurally change the place and hence the architect for the idea. I do know that not every wall broken or built requires permission. If it involved getting permission for a certain idea then I will pass as ghar process can be time consuming, know someone who waited a year to get permission.
Will not worry about neighbors as cannot reside in the property if I am going to gutt it.
Yes. I think a normal contractor can handle work on non-structural walls without the need for an architect. Well based on my limited experience. Was twice only. Would be curious to hear others experience.
Village House, New Territories ( some of you may have heard of this magical place ). Local family just had theirs fully renovated for HKD750 sq ft. Finish was very decent. Traditional, not contemporary.
Last edited by David4Maths; 26-08-2019 at 08:22 PM. Reason: edit
In Reply to JRKob - Yes, my experience too on non-structural walls. Anyone can knock them down, hell you can do it yourself if you really want! I did my place in 2010 (750sqft net) for 500k ($665/sqft) but that included everything: Total gutting, 2 new bathrooms, relocating the kitchen, all new windows etc etc. But also that price included all my non built-in furniture as well (custom made bed, new sofa, TV etc).
SO: Now I'm looking to make it from a 2 bedroom back in to a 3-bed and looking for recommendations of a similar contractor (decent quality, but value comes first) on HK island (Located in Sheung Wan). Can anyone recommend a firm they've used or have heard might fit the bill?