Help us renovate our dream home

[FourOnTheHill]

Edwardian 3 bed end of terrace, needs everything doing really. We have a budget of 25-30k for renovation. All tips gratefully received especially what would you prioritise and what order should we do stuff in so as not to have one job wreck the previous one. We can't afford to do everything we want to do.

Front of property: needs renovation including original front door renovation, pebble dash removal, painting of plasterwork around windows.

Windows: old double glazing think we'll keep it for now and get proper double glazed wooden sash windows eventually

Hall: needs re flooring and decorating. Will probably go for solid wood.

Living room: (knocked through to dining room): needs redecorating, new floor, fireplaces reinstating (will prob get wood burner for front end)may need walls skimmed before painting

Kitchen: original scullery. We hope to extend this into what is currently a conservatory, meaning we'd take down the conservatory and get a new built kitchen extension. We can't afford this yet so will leave the kitchen for now (will probs start new thread about extending)

Utility/ downstairs shower room: we'll leave it for now, it's not bad

Stairs: remove 50 layers of paint from banisters, re carpet

Upstairs: needs new flooring (prob carpet) throughout, wallpaper removing, redecorating, may need walls skimming

Loft: we want to get it insulated and boarded.

There's probably loads more we need to do that we haven't even figured out yet but where should we start? Do floors come first or last? Will the pebbledash removal be very dusty, should we get that over first?

We will be looking at using breathable materials (lime pointing and breathable paints etc) throughout and eco friendly credentials are also important to us, so eg. loft insulation will probably be sheep's wool or similar. Any eco friendly tips also gratefully received.

Thanks!

Ps former mumsnetter, I left after I was on the heartbleed hacked list but have decided to re join

Good luck OP, it'll all be worth it.

It can be difficult to find tradespeople at the moment so start building up a list if you can.
I've used this chap for stained glass - Vince - he's in crystal palace and highly recommended.

One other thought - what are the ceilings like? If you think any lath and plaster ones might need to come down then make that your first job!

OK, let's talk about damp .

I understand your concern about this - I lived in a single-glazed house with no central heating in London and I ended up getting asthma because the damp was SO BAD! However, the problem was partly caused because I was renting and therefore had no control over the environment. (It's no use telling people to open windows when everything is that damn cold!) As a homeowner, you have an arsenal of tools you can use against the wet!

However, I think you may be worrying unduly about the loft. Remember that you got damp in previous flats which won't have been caused by loft issues. It can be quite localised and can be reduced significantly by simple interventions. If you sleep in a room, open the window just a little and you'll reduce condensation. Put proper, energy-efficient extractor fans in bathrooms and use them! Get one of the new highly efficient heat pump tumble dryers for your washing, and make sure any space where you're airing clothes indoors is ventilated. Air the house each morning. Use a dehumidifier if there's an area that is exceptionally wet. All these things will help!

In terms of the loft: you're only going to get a problem if your roof is really hermetically sealed. I have a 1920s house, and it most definitely is not! There are timbers, and there are slates on the timbers and that is about it! As a result, the roofspace is really ventilated and bloody cold. Putting a layer of insulation on the boards simply stopped the heat from the house escaping through this draughty box at the top: any moisture that does get up there evaporates pretty quickly. So have a look at your roof, because it might not even be an issue you need to worry about.

Re loft ventilation, a roofer can replace a handful of the regular slates with ventilation slates - it's a really quick job.

I've found a couple of our contractors on mybuilder. You can leave feedback after the job so I've found most have been incredibly polite and on time. Found a local carpenter husband and wife business on there and they offered to refurb our 30s staircase for £400 (no painting) which has saved us hours of time sanding it, trying to install spindles etc. Gumtree is your friend - dining tables, sofas, chairs it's all there.

Oh wonderful stained glass whatkatydidnt

I've had a very negative experience with Mybuilder, I'm afraid! It may well be my area, because I imagine it might work quite differently in different parts of the country. A lot of the contractors on there round these parts are the ones who aren't really very good (they're not booked up months in advance because of repeat custom and word of mouth, which is why they're on there in the first place). I've found you can't tell from the reviews either because they're also the kind of contractors who are employed by buy-to-let landlords to do crap quality repairs at the lowest possible price: these are the kind of people who will rate anything as 'fantastic' if it's cheap enough.

I was desperate to get a cast iron downpipe that was falling off the wall replaced. So I called guys off there who had really good reviews. They arranged to mend it while I was unavoidably out (I was in hospital!). When I came back, they'd replaced only the lower half of it with plastic. The other half was still hanging off the wall!! It was still unsafe and it looked ridiculous! When they called around to be paid (and bollocked), they spent ages and ages telling me about dozens of other 'problems' with my house that needed to be fixed imminently or it would basically fall down. All of which were entirely invented for the sake of getting extra work.

I've found it far better to ask the tradespeople I trust about the work they've had done on their own houses. I know a joiner who is a real perfectionist, and I know that he'd never use a plumber or an electrician or a plasterer who wasn't up to his own standards on his own house! He's passed me numbers for really, really good people in every area I've needed.

ShoveTheHolly thanks that's a good bit of perspective on the damp. Actually one of the houses we've had damp and mould in was a 1930s house with a very well insulated loft, but yes rented and therefore not much we could do.

Oh crossed with your mybuilder post. I hadn't heard of them. Will try and get recommendations first...

PS I'm typing really short replies as on my own with the 2 DC today. Really appreciate all the info and anecdotes. Keep them coming!

We recently changed our kitchen. We went for a white and grey handless kitchen with island. Check out K&I Kitchens for some inspiration for your new kitchen. Their designs are awesome.

Yes, I agree that the thing to do is go up into the loft and take a look at what is up there. You may well find like mine that ventilation is not an issue (and may wonder how exactly something with that many holes can keep the water out, but that's another story).