What order to do work in?(8 Posts)
We've bought a 'fixer upper' - perfectly liveable in but very dated.
It's going to need these things done:
All rooms stripping out, replastering or skimming (think lots of lovely 1980s features but this can be done as and when possible)
Two new bathrooms and a new downstairs WC
Small extension (like a side return) which will be knocked through to existing house to make new kitchen/diner
Two walls need moving (one load bearing, one stud)
Blimey. Quite scary now I've written it down. We are going to have to live in the house whilst the work is being done. We have planned to house/dog sit for a friend later in the year for three weeks though so might try and time really awful stuff for then.
Can anyone tell me what sort of order this stuff needs doing in?
Ideally I'd like to get dcs rooms and bathrooms done first (dcs rooms only need stripping out and redecorating, no structural stuff).
Not sure if I can get the bathroom done before/after the re-plumbing?
Do you plan on doing everything in one go or span it over a few years?
That is a LOT of work to do, especially whilst living in the house. I would seriously consider getting a caravan (static or mobile) to put in the garden and live in some of the time.
You need to look at your plans (please get plans done by a professional!) and figure out whether it is worth re-doing the heating and electrics before moving the walls and doing the extension. I expect that with the amount of work that will need doing, it would be more economical to get the main building work done first, and then start on the plumbing and electric. After that you can get onto re-plastering and first time plastering (or plasterboarding) your walls.
Of course you will need to have chosen your bathroom fittings so the plumber knows where to put the pipes, or at least have a good idea of sizes and locations of where its all going in the bathroom (eg same layout? or will it work better in another layout?)
Of course, it all comes down to money and cashflow in the end! If you can't afford to do it all at once, then its a very different (and overall generally more expensive, unless you learn some serious DIY skills) option. You will then need to make decisions based on what is most important and most essential, and do the nice-to-haves, such as the side-return extension done at a later date.
If you haven't done so already, get a few quotes from local building firms to do the job, they may also give you some ideas you like.
We did re wire and plumbing first followed by loft conversion, some plastering and decorating where possible. Still got new kitchen & bathroom including removing a door and wall, then hall to go! Good luck! We had to move out for rewiring but have stayed for rest.
Yes it is a lot, not looking forward to it!
We will move out for the re-wiring for safety's sake I think and stay with family. We don't have anywhere to put a caravan unfortunately, I know it's more difficult for builders if people are living on site but rent is just too high for us to be able to move out, I'd rather have the money to spend on the works and put up with the mess!
I think you need to sort your budget first. Do you have enough funds to do everything now? If yes, no problem. If no, I'd wait until you do before starting any of it as anything you do now I.e redecorate the kids bedrooms will be wasted if you then replaster or rewire.
If you are not moving any of the bathrooms they can wait in the grand scheme of things but bear in mind they are messy, dusty jobs which will annoy you if the house is 90% done.
Having lived in too many renovations I can tell you from experience that you need to massively declutter before you start. Keep nothing of value in the house as you will have random deliveries and no one will shut your front door Put as much as you can into storage. Wrap every bed in polythene dust sheets before you leave each day if you are living there (the dust gets everywhere!) be prepared for higher quotes if you are not leaving the house clear as the trades people will factor in moving furniture / boxes or will expect you to do it for them. Anything you leave unwrapped in the house will get dirty/damaged etc and no, the plasterer won't think to put a dust sheet over barbie's house before plastering /drilling a hole etc. You will need a massive clean afterwards so budget for a firm to come in. You won't feel like doing it yourself afterwards, trust me.
Assuming you have the funds to go ahead I would do the building /wall moving stuff first. If you need windows, order them now. Decide if you are keeping doors/ architraves/ coving/ skirtings or remove them now. Choose all positions for furniture, sockets, lights and have the dimensions or actual plumbing sanitary ware and kitchen appliances on site. Order kitchen for delivery after second fix. Order bathroom tiles. Then get the plumber and electricians to do first fix. Then plaster throughout agreeing a schedule of rooms as you go along. Then second fix electrics and plumbing. Fit kitchen, bathrooms, tiles and decorate. Get one bathroom ready first. Do not be woolly about decisions and understand your budget will go out of the window if you change your mind about socket positions. Measure everything twice before you end up with towel rails that don't fit in the gap you thought might be there.
Best of luck. Renovations you live in are like childbirth. Hell at the time, pretty much forgotten after.
Lol! Thanks PradaQueen, that is excellent info, will read again and digest properly now.
No worries. PM me if you need to. I actually make a living out of renovations now
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