Cost of renovating a house

[Hayls]

We're about to buy a run down property to renovate and either keep as a holiday home or sell on (depending on value when finished). It's a 100 year old ground floor flat in a semi detached house (3 bedrroms, kitchen, bathroom, lounge and a small wooden extension) We haven't got quotes for the work yet so I was wonderin gif anybody had a rough estimate of how much some/ all of this work would cost:

Overhaaul/ renewal of roof- part timber/ slate on a projection and slates elsewhere
Removal/ capping of chimneys
Replacement gutters and downpipes
Damp proofing
Replastering
Replacing floorboards throughout (existing tongue and groove)
Fitting ventilation grilles
New kitchen and bathroom(small basic)
Rewiring
Central heating
Double glazing
Removal and replacement of roughcast or repointing outside

Eek, written down it seems like such a lot to do, especially as we live 400 miles away. We've bought it fo ra really knocked down price so are quite confiedent that we'll nmake a profit but any advice on costs would be much appreciated- dh and my brother will do most of the labour.

TIA

Bumping this 4 u, where's Fio2? She's an expert.

If its a ground-floor flat, why are you responsible for roof/chimneys? (a bit confused)

I'm not an expert by any means (although after having spent the last 9 years doing up various houses have a rough idea) and think it would be a good idea to get estimates before you commit to anything but £20,000 sounds like a reasonable figure to turn the place around.

Are the floorboards rotten? If they just look a bit rough have you thought of having them sanded and varnished, in this area that would cost about £350 - £500 depending on the size of the room and any stain you would want put on it.

I would query the roof as well, would this be a shared responsibility with the other flat owners? In which case it won't be such a big deal. The chimneys I assume will just be the ones that serve your flat.

Have you thought about asking a builder to have a look round and give you a quote?

Double glazing -- I'd expect £200/window fitted.
Central heating -- It cost DH around £1500 to put CH into our 3-bed semi, but he did all the work for it.

I'm a real house bore so I'm talking some more.

Why do the chimneys need removing and capping btw?

The cost of everything will depend on how good your DH and brother are.

Replacement gutters and downpipes - if you DIY, maybe 150 quid.

Damp proofing - Do you mean installing a dampproof course throughout the flat? How do you know this is needed? Is there one there already that needs fixing, or what?

Replastering - This isn't a DIY job unless they are plastering freaks. For a whole flat, I'd budget around 1k.

Replacing floorboards throughout (existing tongue and groove) - tongue and groove floorboards in a 100 year-old property is unusual but possible. You're not talking about t&g chipboards? Replacing flooring like this woud be VERY PRICEY because wood is very expensive. I would budget 3k, assuming you do the labour yourself.

Fitting ventilation grilles - where?

New kitchen and bathroom(small basic) - 1.5k for small and basic

Rewiring - can they do this themselves? Otherwise maybe £2k.

Central heating - this can be DIY, 800 quid. Or budget c. 3k.

Double glazing - approx. 500 quid per window.

Removal and replacement of roughcast or repointing outside - DIY, it seems impossible to find anyone to do repointing anyway...

Hayles, sorry I've just read your post again, it didn't twig with me that you have already bought the house and that your DH and brother will be providing most of the labour. You could probably cut my 20k in half, depending on how much your DH and brother would be willing to take on, like Zebra says her DH installed their central heating and saved a fortune but my DH although being quite handy at DIY has never been prepared to take on the job of central heating so we've always had to pay full whack for that.

Agree with morningpaper about the plastering, in our last house DH undertook the job of plastering our bedroom, it took him weeks and the result was far from professional, a pro will have a room done within a day and leave you with an almost flawless finish.

hello I am busy cleaning my shithole

what was the question again?

does it all need doing? what are you doing yourself?

replastering...cheapest thing to do is buy yourself an SDS drill and chip oif yourself. Blob and dab plasterboard and then just get a plasterer to skim. is expensive if you get professionals, about 300-500 quid plus per room

rewiring, if you are chipping of plaster, can you or your dh not wire and insuklate the rooms and just get an electrician to fit the consumer box? Professional job about 2k for an average house
with a guarentee

dmap proofing is charge by thesquare metre. Our was 645 quid recently but ours is mid terrace, a semi would be dearer

doubleglazing, depends on how many windows..can be anything up to 10k. can the old windows not be salvaged?

a new bathroom fitted by a plumber, you are looking at 1k just for a 'basic' job

kitchen, I'd say if you want it fitted at least 5k, allowing for evrything

central heating, average house is 2.5k - 3.5k

re-roofing, we have slate it is expensive. We are in a conservation area and have to keep it, how about you?

ventilation grill, you should be able to do yourselves

repointing and roughcasting, unsure dh did ours. 2 quid for a bag of mortar mix......so not expensive just tedious, but we had a quote for the front of our house and it was 1.2 k

floorboards, not sure. We replaced a floor in our old house and it cost 120 quid but dh did it. Here we have paid for timber treatment instead in the basement, but will have to find flooring to put oin it obv

I am not an expert at all, just have bought alot of run down properties over the years

does it all need doing? what are you doing yourself?

replastering...cheapest thing to do is buy yourself an SDS drill and chip oif yourself. Blob and dab plasterboard and then just get a plasterer to skim. is expensive if you get professionals, about 300-500 quid plus per room

rewiring, if you are chipping of plaster, can you or your dh not wire and insuklate the rooms and just get an electrician to fit the consumer box? Professional job about 2k for an average house
with a guarentee

dmap proofing is charge by thesquare metre. Our was 645 quid recently but ours is mid terrace, a semi would be dearer

doubleglazing, depends on how many windows..can be anything up to 10k. can the old windows not be salvaged?

a new bathroom fitted by a plumber, you are looking at 1k just for a 'basic' job

kitchen, I'd say if you want it fitted at least 5k, allowing for evrything

central heating, average house is 2.5k - 3.5k

re-roofing, we have slate it is expensive. We are in a conservation area and have to keep it, how about you?

ventilation grill, you should be able to do yourselves

repointing and roughcasting, unsure dh did ours. 2 quid for a bag of mortar mix......so not expensive just tedious, but we had a quote for the front of our house and it was 1.2 k

floorboards, not sure. We replaced a floor in our old house and it cost 120 quid but dh did it. Here we have paid for timber treatment instead in the basement, but will have to find flooring to put oin it obv

I am not an expert at all, just have bought alot of run down properties over the years

opps, got a it overexcited

Calm down fio2.

Personally plastering is the one thing I would never attempt myself - it is only something that LOTS of experience can teach you.

I've learnt through grim experience.

I got an 'amateur' to do some of my walls and 2 years later they are starting to fall off - a real nightmare...

my husband is actually really good at plastering >>wheres the big head emotion

depending on how much you do yourself and how much actually needs doing - probably at least £20 -30, 000 - guess you can't do the roof or the damp proofing or the double glazing. Could be more depending on what you choose for kitchen and bathroom etc.

Currently doing the same and here are some rough prices we paid off top of head.

Small kitchen plaster to ceilings and walls, £250.

Kitchen units and cost to have fitted £5000 only incl. dishwasher, no other appliances. (prob could get price down if picked the cheapest units.

Had 3 bed semi rewired for 1k

Is central heating there already? We had old boiler replaced with a combi, most radiators and pipework replaced for 2.5k

Bathroom, labour to replace toilet, bath, sink, shower, £500. You can get a cheap deal on bath sink and toilet for about £200 ask a plumber if he can get trade discount for you.

Good luck, you have a lot to get on with there!

Oooh, thanks very much for all of this, I'm going to print it out and give to dh who is knee deep in the legal side of things atm
Thanks for th bumpp zebra!