Hi
I've just spent a similar sum to that which you have available renovating my house. It's also taken me a year, but I did a lot of the work myself.
As well as some work on the roof and guttering and fixing/replacing the boiler and doing a bit of water damage repair (which the surveyor said would all come to about 7k) we need to:
Assuming you're not in London and don't need the whole roof replaced and the roof is accesible via scaffolding, 7K sounds about right.
- put in 2 velux windows and turn the loft into a usable space.
I'd get that done while the roof is being repaired - saves 2 lots of scaffolding.
- move loft hatch to hallway ceiling (rather than second bedroom) and put in a decent pull down ladder
That's easy to do - I've done that myself. Should cost a few hundred for reframing the loft hatch, repairing the hole in the ceiling left by the old loft hatch and the cost of the ladder. I used an aluminum one with a handrail.
- strip all the wood chip paper off and replaster the whole house
That will be one hell of a challenge to get the woodchip off if it's got lots of layers of paint on it. Re-skimming a whole house could be a thousand or much more - depends on the size of the house obviously. It was 400 to do my bathroom ceilng and walls.
- put in and tile a new bathroom
cost me 5300.
- replace cupboard doors and put in a new sink and work surface (I'd like cream doors and a wood work surface if poss) in kitchen
I replaced the units but went for Axiom worktops. Inc integrated dishwasher, some bespoke carpentry and new appliances was IRO 7K
- Have 2 fireplaces moved from the bedrooms to the living and dining rooms
No idea - but they will be decorative rather than usable as you're knocking out the chimney breast above.
- knock out chimney breasts in 2 bedrooms
No idea but suspect it will be very expensive as you will have plastering of walls and ceilings, new boards etc and will have to cdeal with the pots on the roof.
- have fitted wardrobes built in 2 bedrooms
Depends if you do it, or go to a DIY shed, Ikea or get a wardrobe company in - they are really expensive.
- some floor boards need replacing
DIY job? Unless they they are being replaced because of woodworm or damp/dry rot in which case you need to treat those problems first
- replace banisters and landing balustrade
I looked into this. A short 2 metre run of landing balustrade was going to be in the region of 600 fitted. Decided against it.
After this we would need to decorate, but will decide on that once we have established a budget for the above. So we could probably stretch to about 15k for the above. Is that wildly unrealistic?
TBH - yes.
What about carpets, curtains, flooring, new accesories etc.
Is the electrical distribution board up to a modern standard as that's the first thing that a lot of my workmen wanted to ensure. If not, that will be about 400 to replace.
Any re-wiring needed?
Any new windows or external doors required.
Any additional electrical sockets required or need to be moved?
Any lead pipes to be replaced?
Fencing and outside paving?
You need to sequence the work carefully so you're not repeatedly calling in the same trades time after time.
I'd start with the roof.
The place will be very difficult to live in while major structural work is being undertaken.
I saved money by doing my own painting and sourcing some of my materials myself. So I'd get a carpenter in to do the joinery and then knot, prime and paint the wood myself. Get a plasterer to skim, but decorate myself.....
You can save a lot by doing that.