Initial outlay to make this house functional?(6 Posts)
The house saga continues!
We are considering taking on a fairly large renovation project (modernise a 3 bed semi in greater SW London), and I'm wondering what our initial outlay might be to get it safe and functional until we can save up to get the bigger jobs done properly (extension, loft, nice kitchen, etc). We have 3 little kids, hence wanting to get a lot done before moving in. The estate agent said a survey showed it would need a complete re-plumb and re-wire, and we'd want to do a few other things like:
- plumbing in and fitting a new bathroom upstairs (not expensive units) and downstairs loo (probably under the stairs)
- re-working the upstairs layout to put in the family bathroom
- demolishing/removing a derelict garage and conservatory
- gutting an old kitchen/bathroom (one large area) and skim walls,
- taking down a supporting wall between kitchen and reception
- stripping carpets out and sanding down floorboards
- inside painting (just materials, we can do the labour)
- electrics/gas and fitting for a new kitchen (hopefully just use cheap secondhand units until we can put in something nice when we extend)
- possibly putting sod or something down in the back garden if demolition makes it dangerous (glass, etc).
So, quite the laundry list! Any idea of how much we should budget to get each of these kinds of initial things done? We're not looking for high-spec finishes right now, just need to make it safe and functional until we can take our time re-doing it properly as funds become available.
plumbing in and fitting a new bathroom upstairs (not expensive units)
and downstairs loo (probably under the stairs)
get it done at the same time? <1k
re-working the upstairs layout to put in the family bathroom
Depends what needs doing... walls moving? supporting or non? replastering? redecorating and recarpeting?
demolishing/removing a derelict garage and conservatory
Again, depends... will you need specialist asbestos removal?
gutting an old kitchen/bathroom (one large area) and skim walls
Plastering costs Aloow for super-unreasonable prices in SW London.
taking down a supporting wall between kitchen and reception
£1500 incl structural engineer, build regs sign off, making good
stripping carpets out and sanding down floorboards
£23 per m2 for sanding, filling, staining and varnishing or oiling
You can strip the carpets out yourself.
inside painting (just materials, we can do the labour)
Depends on m2! Do you need to strip wallpaper etc? See what tools and equipment you can borrow from friends and family. Paint: Little Greene about £2-3 per m2, Farrow & Ball aboout 30% more (extra coats needed) Dulux or Crown about 50% less.
electrics/gas and fitting for a new kitchen (hopefully just use cheap secondhand units until we can put in something nice when we extend)
5k for cheapy-cheap to 8k for reasonable, new units and appliances, ironware etc
For the bathroom,I should have said - 4k for a suite from somewhere like WIckes during the sale, decent British-made taps, a decent shower, chrome towel rail, a few accessories from Ikea, vinyl flooring and shop around for tiles (Crown Tiles, WallsandFloors etc) for <£20/m2.
Go for the minimum of tiling and lay the floor, remove the old tiles, tile and paint yourself. Get a plumber rather than a 'bathroom fitter' with a fancy showroom to put it in for you. Add another 50% if you want a higher end floor/tiles and can't DIY.
Thanks Tremolo, this is v helpful! What do you reckon for the total re-plumb and re-wire? I had an architect friend say around 20k. Is that right?
I think Tremolos breakdown is great, I was going to say approx £30k total with you doing the basic DIY. (unless ridiculous London prices, a very high end finish or you encounter problems)
Rewire of a 3 bed house, I would ahve thought 4-5k in London. It's cheaper if you can vacate. I don't really know about plumbing... Are you including a new central heating system in that? I'm budgeting 5k for a new boiler, hot water and cold water tanks, radiators with TRVs and thermostat. Don't know about getting new pipes put in though. It sounds like you're moving a bathroom?
I find most trades will give you a really rough over-the-phone price if you make it clear you're not going to hold them to it when they actually see the place
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