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What do you think of this house (renovation project)

(49 Posts)
sootica Sun 31-Jan-16 17:05:00

We'd have about £75-100k to do it up.... We'd be living in it with three kids while we did it up.... We have no skills of our own and would need to pay for all the work although we have a decent builder who won't rip us off he is slow.

Any experienced renovators want to tell me what a nightmare or otherwise will be smile

sootica Sun 31-Jan-16 17:05:33

Clicky link

Chewbecca Sun 31-Jan-16 17:08:02

It is gorgeous!

MooPointCowsOpinion Sun 31-Jan-16 17:08:49

Does it have a working kitchen/bathroom at least? Looks like a lot of work so I'd be worried about the 3 kids and workmen and day to day living.

It's lovey though, such amazing potential. If only you could rent nearby while the major first things are done, like plumbing and an oven!

Slugsandsnails2014 Sun 31-Jan-16 17:24:08

The property is very worry would be that, if you're doing a full renovation rather than just cosmetic improvements, £100k isn't going to be enough
I'm basing that on London prices though! You may find the builder charges you more due to to the fact you're going to be resident during renovations as it will significantly increase the time it takes to complete

sootica Sun 31-Jan-16 18:01:43

Nope... No working kitchen - not sure about bathroom. I'm thinking maybe we need to budget £9k to rent somewhere for 6 months.
Eek slugs more than 100k ?
We wouldn't extend at all
Am thinking
Double glazing

What have I missed

EnlightenedOwl Sun 31-Jan-16 18:07:29

What are the structurals like. Any evidence of dry rot/wet rot etc?
What's the roof like - any work needed there?
obviously cost of installing a central heating system so boiler etc
the worry for me would be as you rip out you find "horrors"

SuperFlyHigh Sun 31-Jan-16 18:09:53

I agree re more than £100K to do it up and everything you say needs doing up and no working kitchen I'd prefer to rent (if it was just you 2 no kids I'd say fine).

You will also probably need a site manager (unless you feel competent enough to manage this yourself) and all the necessary workmen eg qualified electrician/plumbers etc (even thinking about the hassle I've had with qualified plumbers gives me nightmares!).

It is a gorgeous house and lovely area, my friends moved to Bishops stortford which I think is nearby, it'll also be worth more once you've done it up, especially to a good standard.

lalalonglegs Sun 31-Jan-16 18:13:35

It's listed so you can probably forget having double glazing. You can also factor in the costs of having to find specialist workers if any of the building's fabric needs attention plus, possibly, someone to negotiate with the conservation officer. I think it is a lovely house and if it were "normal" you should be able to bring it in on your budget (depending on what sort of kitchens and bathrooms you went for) but, imo, it needs a little bit of rejigging and you would have a lengthy battle getting permission to knock down walls etc. Be aware that even drilling a hole for the new boiler flue will require permission and that means an application with drawings, location plans etc.

Purplehonesty Sun 31-Jan-16 18:29:31

I would say get a full structural survey before you decide.
If it needed any structural work, roof replacing or underpinning say, you could blow that budget.

We renovated a barn - now a four bed house and plumbing and heating alone was 15k and we didn't have anything fancy.

It looks like it could be lovely, but do lots of homework and try and even get quotes in after the survey if you can?

emwithme Sun 31-Jan-16 18:51:25

It's Grade 2 listed which means that already expensive renovations are going to cost more to comply with the requirements of the listing.

We are Very Nearly finished a full (back to stone) renovation on a (non-listed) Victorian 4 bed semi. It has cost the best part of £185k and has taken 9 months (rather than the originally planned 4 - we were going to put a 2 x 3 m extension on the existing kitchen but then discovered that that bit of the house had no bloody foundations - and the whole place was built on sand!)

We are only now at the point where we could actually live in it. We've had weeks without floors, ceilings, or real walls (while stone dried out because of the damp/rot etc) and while the timbers were all treated for woodworm/rot.

sootica Sun 31-Jan-16 19:34:55

Gosh we are a bit naive I think to be taking on such a massive project. Am showing this thread to my DH as its his big idea not mine!

FlatOnTheHill Sun 31-Jan-16 20:04:35

What a beautiful house. Reading your thread and before clicking the link i thought it was going to be horrific. I think its so lovely.

OliviaBenson Sun 31-Jan-16 20:05:24

As pp have said, because it's listed you'd be restricted on what you can do. Plastering would probably need to be in lime, you'd be unlikely to get double glazing. Flooring as well- you'd need to keep the parquet etc.

Tutt Sun 31-Jan-16 20:11:36

Be careful and do get the full report before you set your heart on it.
Builders aren't cheap and if they are you will most probably get what you pay for!
We renovate lots.
We recently renovated a 1930's, my husband is a builder with his own company ( so get great trade prices), full survey BUT even that didn't pick up some very expensive problems such as the supporting beam in one room not being fixed in properly, leaving the room above hanging by a thread... it is the unseen that cost!
We spent 55k and we do all the work ourself, so no wages and great rates.

ivykaty44 Sun 31-Jan-16 20:21:20

You suddenly realise that the building inside is painted may need permission to paint!

I couldnt cope with a grade two listed building not bring able to get anything doe without asking first

LettuceLaughton Sun 31-Jan-16 20:24:09

Oh my goodness, that's stunning! Really very special.

I think I'd have to have it if there was any way at all to make the finances work. I think you need some serious advice about the ins,out, whys and wherefores of the listed status and it's consequences but I'd be loath to let it go even if the restrictions were severe.

Cost wise, well, being restricted in the work allowed might save a bit of cash shock I agree about them probably not allowing double glazing. It'd be a crime to rip out the flooring, although it clearly does need restoration here and there. Is replastering strictly necessary? Wallpaper exists. It'd be great to save the original tiling in the kitchen too, even if it turned out not to be required by the terms.

It'd be easy to ruin so I'm pleased to hear it's listed TBH.

But yeah. I love it blush

EnriqueTheRingBearingLizard Sun 31-Jan-16 20:51:37

Oh lovely house and it may well be doable depending on how much you would like to change and how much is essential works.

With regard to the listing, have a look here
and maybe have a phone conversation with the duty officer to see what the Grade II listing covers. It could be just the exterior appearance or seeing as it's a Conservation Area it could be much more complicated than that.

I've had a Grade II listed home that had double glazing, but the windows were traditional sash in wood frames. The most stringent controls were over the roofing and the gutters and drainpipes which had to be replicas of the originals and were very costly.

ABetaDad1 Sun 31-Jan-16 20:52:37

Its going to cost a lot more than £100k. Grade II listed nothing is cheap. You wont be able to put in double gazing but believe me you are not scratching the surface with £100k. I just spent a lot more than that on a house in a similar condition. We didn't live in it for 6 months while the stripping out, plaster and electric were being done. The electric will need a major update as will heating system. Roof repairs, guttering, all that boring stuff cost money. Then kitchens and bathrooms. No one ever subtracts enough to take account of the costs. Sellers are not realistic and buyers get over excited.

The floors are lovely. Before you do anything they need to be carefully covered. When you have finished everything else uncover them and get a specialist in to restore them. It will add 50k.

Workmen don't take care of floors and plaster, grit, paint, water, heavy boots will damage them. I would put down Antinox sheets well taped together with black plastic tape. Dust sheets are not adequate. They need to be sealed completely with solid sheets of hard wearing corrugated plastic.

Bearbehind Sun 31-Jan-16 20:57:55

You do know that if there's no working kitchen it's very likely unmortgageable don't you?

Assuming that's not an issue - £75k will barely touch the sides.

It's nice but it's a big project.

ABetaDad1 Sun 31-Jan-16 21:06:29

I noticed there are very few plugs in the photos and the ones I have seen are surface mounted. Looks like a near complete rewire and channelling out walls to insert cables and then replastering.

Don't FGS let them cut the floor boards up to insert pipes and wires!

pootlebug Sun 31-Jan-16 21:08:33

I agree with various pp that £100k is unlikely to be enough. Combination of the sheer amount that needs to be done, the size of the place, and the fact it is listed.

It is (or definitely has the potential to be) gorgeous. But not a quick-and-easy do-up job.

Also agree with previous poster who said you'd struggle to get a mortgage. You would get a short-term bridging finance mortgage from a specialist who deals in properties that need specialist work (and then roll into normal mortgage once complete), but that again is a more expensive source of financing.

wickedwaterwitch Sun 31-Jan-16 21:11:13

I think it's nice BUT

The kitchen is small and you can't knock walks down as it's listed
One of the bathrooms is downstairs so you'd probably need to move that - £££
The boiler will need moving £££

But the bones of the house are good and good sized rooms.

We're in a grade II listed house, it's not that terrible - it's grade II* and grade I that are more problematic. So I wouldn't let that put me off

Check the neighbours, bad neighbours would be v annoying in a terrace

sootica Sun 31-Jan-16 21:21:41

I've seen it be sold subject to contract for ages and go back on the market twice so I wondered if there was a problem with getting a mortgage on it. Depending on what we sold our current house for we could probably just about buy it for cash. But the 100k budget would need to come from a mortgage or loan. I might see if we can buy any survey done by the previous people who offered and whose purchase fell through. These are really helpful comments, thanks so much. We need to do quite a bit of research.

VulcanWoman Sun 31-Jan-16 21:39:42

Sorry, I wouldn't be paying that much for a terraced house. I'd rather move elsewhere and get a detached if I had that much to spend, over half a million to still be hearing your neighbours farting in the bath like I have to, no, just no.

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