Advanced search

1930s semi needs complete renovation how much will it cost?

(34 Posts)
ilovehotsauce Sun 20-Jul-14 15:23:20

Hi I'm in need of mumsnet wisdom

We've been looking for a house for about 5 months we've found a few but have been out bid on 2 and we pulled out one as area wasn't for us.

We have finally found a house we like in the right area next to the school we want to send dd to turned up at the open viewing yesterday to find lot more people there than I would of liked! It's going to best offer in by end of day tomorrow.

We don't have a lot of money and it needs a full renovation:

Double glazing
Load bearing wall knocked down + rsj
plastering (maybe) friends dad with do this cheaply for us
Some electrics more sockets added
Plumming (maybe)

We are happy to do a lot our selves and I have a good handy man who charges about £100 a day. I'm happy with an ikea kitchen with less units and some open shelfs and we will probably but it on finance same with the bathroom.

Could we do all of above for 18k or am I being ridiculous?

Thanks for reading!

Mintyy Sun 20-Jul-14 15:27:41

No, I really don't think so.

I had a new kitchen in 2012 and it cost £15,000 with units from Benchmarx (not expensive) and no structural alterations.

Prior to that we spent £3,000 new boiler, £7,000 double glazing, £5,000 bathroom.

I really think £18,000 is unrealistic, sorry.

ilovehotsauce Sun 20-Jul-14 15:34:54

Thank minty but I have no intention of spending that much on a kitchen I've mocked up one using the ikea planner this morning came to just under 2k without appliances which will just be oven hob and dishwasher we have washing machine & fridge freezer. Bathroom again will be pretty basic not much tiling (hopefully).

We are in the north and I don't think even if we pumped loads of cash in we'd get it back on resale. This is our first house.

ilovehotsauce Sun 20-Jul-14 15:35:10

Thank minty but I have no intention of spending that much on a kitchen I've mocked up one using the ikea planner this morning came to just under 2k without appliances which will just be oven hob and dishwasher we have washing machine & fridge freezer. Bathroom again will be pretty basic not much tiling (hopefully).

We are in the north and I don't think even if we pumped loads of cash in we'd get it back on resale. This is our first house.

Thefishewife Sun 20-Jul-14 15:37:21

The issue is that you may dig and find more problems so let's say you have 15 k to do it up but you would need another 5k just in case money get a builder round to price everything up then add another 5k of you can't afford that then look for something else

Artandco Sun 20-Jul-14 15:39:31

I don't think so.

The main costs will be boiler, double glazing windows ( is it every window?) and cost of materials

My parents recently spent £8000 having all the windows replaced in a terrace house

Realistically I would say at least £30k, more if you can't get friends/ family rates.

The basic electronics and small plumbing alone will prob take at least a week of hiring someone, so £700 just for labour.

Flooring throughout?
Plastering throughout?

Mintyy Sun 20-Jul-14 15:40:08

No, you misunderstand, my kitchen cost £15,000 in total, for the removal of the old, replastering, fitting new, new electrics, appliances, decorating and flooring. I didn't plan to spend that much on it, that's how it turned out! The units themselves were cheap.

waddleandtoddle Sun 20-Jul-14 15:43:32

If you are prepared to do a lot of it yourself then yes. Haggle hard and if your plasterer can buy things from wickes as a builder then that will help! Get someone to design your kitchen, then go to wickes an buy it off their shelves - I got a beautiful white venner kitchen,with walnut trim including skirting boards and a marble floor for less than £2k. I did my 1930s semi for less than 6k but I didnt do windows (which if diy competent you can buy from a builders merchant) and the boiler was replaced for £3k later, but I had a couple of new radiators for that. I didn't knock out a wall either. Things I wish I'd done are - removed the bathroom first as enamel baths are a pain to get out and put new plaster in every room. Go to Wickes, get a brochure, plan and go for it! Very very hard work you won't regret!

DottyDot Sun 20-Jul-14 15:45:28

We bought a knackered 1930's semi 6 years ago and did exactly all that (including knocking down a load bearing wall and having an rsj) but not including a new boiler and double glazing and it cost us £14k.

But, we had a wonderful builder who did tons for us that he probably didn't charge for - he took under his wing and looked after us!

So I'd say it's possible but only if you're very lucky..! Prioritise your list - we could have done with double glazing but just couldn't afford it (still haven't had it done) and the same with our boiler which is still lurching on...!

imme Sun 20-Jul-14 15:48:08

We completely renovated a 30s house and the costs came to around 35k or so. And we did a lot of work ourselves!

imme Sun 20-Jul-14 15:52:01

And if the house needs this much doing there will probably be some unexpected costs as well. But I would still bid on it if the fundamentals are right, I.e. Location and space. You could always do it up over time.

ilovehotsauce Sun 20-Jul-14 15:53:37

Thanks waddleandtoddle

We have access to a place called stax which is a trade place so that will help with material cost.

mintyy husband will be ripping out the kitchen &putting it back in! We will also rip out the bathroom ourselves to save as much as possible.

I would be extremely happy to be able to skim downstairs but I'm not holding my breath.

I'm term of windows it's most of them both bays for sure and front back and patio doors and 2nd bedroom. I have found a few companies that sell direct would it be cheaper to then get someone to fit them?

Thanks for all the responses so far ladies!

hollycomputer Sun 20-Jul-14 16:04:57

I think 18k is very optimistic. We have a similar house and have done all the stuff you want to do.

Kitchen - 15k
Bathroom - 8k
Double glazing - 2.5k (back of house only)
Boiler - 1.2k
Decorating and plastering - 5k
Carpets upstairs - 800

Yes, we spent more because there are just two of us and we preferred to get stuff done properly and how we wanted, but we also uncovered a LOT of problems which had been hidden before. The previous owners were also DIY fuckwits and we had to repair basic errors they had made with electrics, plumbing and other building work.

If I were you, I'd spend the 18k on getting stuff like boiler, windows and structural work done, then spend less on bathroom, kitchen and decorating.

mandy214 Sun 20-Jul-14 16:06:30

I think its possible but you will need to do most of it yourselves, haggle, get mates' rates on things, perhaps put IKEA kitchen on interest free finance for the year and spend time on Ebay / FB groups for discount / nearly new stuff. If thats all you have, thats all you can spend. Good luck!

Baddderz Sun 20-Jul-14 16:14:48

We just did our kitchen from ikea and had it re plastered, new electrics etc and it came to £5.5k
BUT we built the units ourselves and our builder fitted them.
I had all new integrated appliances too.
£15k for a kitchen is not necessary IMHO...although obv it does depend on the size of kitchen.
We have also had to have a new boiler - £2.5k
New conservatory roof - £3.5k
New back windows - £1.5k
I think it is do able but you would have to do a lot yourself and go to places like ikea for kitchen etc.

hollycomputer Sun 20-Jul-14 16:52:16

Yeah, our kitchen is very big, plus we needed all new appliances, replastering, decorating and flooring, hence the 15k.

noddyholder Sun 20-Jul-14 18:21:18

I do this for a living and I would say 30k or 35k for top job I could do for about 20-22 ish but would source everything myself and get deals from builders I always use. Couldn't do it for 18 ime. The plumbing will cover bathroom kitchen boiler etc. Taking a wall down could affect electrics and floor levels etc. Windows will take a large chunk and more if you want to sit the style of house. If I was you I would get the wall down and the boiler in and go from there. Are you going to be living in it?

ilovehotsauce Sun 20-Jul-14 19:33:37

No we are going to keep renting till basic are in ie bathroom kitchen windows ect

Can u ask are there any cheaper ways to get double glazing can we buy it (trade) then get some one to fit them is it possible to fit them ourselves?

My main concern is the windows being such a massive cost.

RCheshire Sun 20-Jul-14 19:54:40

Do you need to fit double glazing?

ilovehotsauce Sun 20-Jul-14 20:00:34

Yes a lot of the windows seem to be leaking/rotten frames they are pretty knackered.

MoonlightandRoses Sun 20-Jul-14 20:02:28

I think you're going to be spending well over the 18k mark, but timing is everything - cost up the must haves as against the 'nice to haves' and work accordingly. It may not matter if you spend over 18k, as long as the timing for the spend works (including return on investment), IYSWIM?

For double-glazing, yes, you can buy and fit yourself, but not sure how much of a saving that would be given you'd need to learn how to first. Also, don't just look at price when costing, consider the therm values/low-e ratings etc too - something that seems cheaper initially might not be in the long run.

titchypumpkin Sun 20-Jul-14 20:15:14

We're just doing up a 1930s house, our budget is £30k and for that we're doing bathroom, skim throughout (we're stripping the paper ourselves), rewire (you say it'll only need a few sockets but once an electrician looks at it they might say it needs more), flooring, woodworm treatment, skips, paint (we're decorating ourselves) and some stuff a builder is doing (fixing tiles/mortar on roof, fitting new air bricks etc).

Bear in mind that your survey may well throw up some issues. When we put our offer in we only anticipated decorating and new bathroom.

I think it would be possible if a) you are happy to go for more budget options for the kitchen/bathroom (we've gone for a more expensive bathroom to be fair) and are happy to move in once the messy stuff is done and do the rest up gradually once you live there. I think £18k to get all that done before you move in (budget for paying rent and mortgage at the same time don't forget) might be a bit unrealistic but if you can spread the cost a bit then go for it, if it'll be a house you'll love when it's done then it'll be worth it.

PrimalLass Sun 20-Jul-14 20:17:03

Allow about 600/window, fitted for DG.
Boiler 1.5k
Bathroom - can be as cheap or expensive as you make it.
Kitchen - I think ours was £500 to skim a large room, then 2k-ish for Ikea units. We fitted it ourself, and paid a plumber £50 to hook up the gas. Maybe another £200-£300 for flooring and tiles.

MummytoMog Sun 20-Jul-14 20:20:59

No, and I say this as someone who fitted her ikea kitchen and bathrooms herself. If you get your units on interest free that might help, fit (cheap) floor yourself, don't skim (lining paper works well) and your electrics don't need replacing completely (they did in my thirties semi) you might possibly manage, but does depend on how much your windows cost. Fitting double glazing isn't rocket science, so if you have a builder in already, get him to order your windows and fit them for you, it will be loads cheaper.

apermanentheadache Sun 20-Jul-14 20:23:00

If the kithen and bathroom are old, then there is every likelihood it will need rewiring. Then you have the issue of gouges out of your walls which'll need replastering.

There will be hidden costs also like buikding regs for the RSJ.

I don't think it's doable for 18k sad

Join the discussion

Registering is free, easy, and means you can join in the discussion, watch threads, get discounts, win prizes and lots more.

Register now »

Already registered? Log in with: