What the heck to budget?

[pamplem0usse]

e're having some work done in Bedfordshire on a two bedroom plus boxroom detached 1930s house. We've budgeted 15k for the following:

1. Total rewiring, addition of spotlights in three rooms, dimmer switches in three others, about 9 additional sockets (10 existing),

1. Four new radiators, three of which need minor re-siting (c. 50cm).

1. Remedial plastering through house (plaster isn't in an awful condition but we want a very smooth surface for painting), damp resistant plaster in one room.

1. Removal of chimney stack to below roof level.

1. New skirting boards throughout the house

1. Complete re-fitting of 7ft x 5ft bathroom.

1. Plumbing of washing machine.

1. Fitting of curtain tracks in five rooms (including 4 bays).

1. Removal of old bathroom and fitting of new: loo, bath with shower over, heated towel rail, sink, cupboard, blind, part tiled and ceramic tiled flooring, some remedial plaster work, roller blind. Want good quality bathroom suite with cast iron bath (not roll top).

I have no idea what spec of work this might get us (particularly re the bathroom).... we're having someone project manage the work (have extra budget for this) and he wants some idea on budget! We have contingency, but any of this will eat into our dream-extension savings pot.

Many thanks in advance! Sorry for being such a novice! If anyone can let me know what comparable part jobs cost that'd be really helpful!

Um. Ok I'm in London so things are v expensive here, but I'd have expected items 6 and 9 to cost £15k by themselves (about £7k per bathroom).

Unless in fact 6 and 9 are the same bathroom?

Total rewiring and replastering is expensive. I'd say £10k for those two.

The others seem relatively small - though the chimney stack may be expensive (like £1k plus) if they need scaffolding (which they probably will)

Oops yes just the one bathroom!!

Well that helps! Still think your budget is a bit on the low side, I would reckon on £20-25k rather than £15k. But realistically the only way to tell properly is to get builders round to quote.

What does plumbing of washing machine mean? If you have the pipes already then plugging in the washing machine is simple and you can do it yourself. If you need new pipes then cost really depends on how far they have to come, i.e. do you have water and drainage supply close to where you want the washing machine or not.

The crucial thing to know with the bathroom is that you can spend as much as you like - from £5,000 to £25,000 without being in anyway unreasonable.

Hmm - I'll have a go at the rest, though I'm no expert.

1. Total rewiring, addition of spotlights in three rooms, dimmer switches in three others, about 9 additional sockets (10 existing) - £4000

1. Four new radiators, three of which need minor re-siting (c. 50cm). - £750

1. Remedial plastering through house (plaster isn't in an awful condition but we want a very smooth surface for painting), damp resistant plaster in one room. - £6000

1. Removal of chimney stack to below roof level. - £1500

1. New skirting boards throughout the house - £1000

1. Complete re-fitting of 7ft x 5ft bathroom: Removal of old bathroom and fitting of new: loo, bath with shower over, heated towel rail, sink, cupboard, blind, part tiled and ceramic tiled flooring, some remedial plaster work, roller blind. Want good quality bathroom suite with cast iron bath (not roll top). -

1. Plumbing of washing machine. - ???

1. Fitting of curtain tracks in five rooms (including 4 bay). £150

You've not allowed a budget for paint once it's all been re-done, which will come to a surprising amount.

I'm just being nosey, but why are you replacing all the skirting boards?

I agree thats on the low side and I am in South Wales so one of the cheapest parts of the UK.

Grendalsmum has given some good guideline figures there and paint has been suprisinly expensive for us so dont forget that.

Also baywind poles depending on what you have are expensive with the average price we have found is around £60 each and thats us fitting.

How much work are you doing yourself? eg removing existing bathroom tiles is easy but time consuming so will save if you have the time yourselves.