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Original poster

Costs of doing up an old house needing rewiring etc? Do we buy it?!

15 replies

DaffodilTime · 08/06/2017 12:33

Hi
We have seen a fabulous house which hasn't been looked after for decades, has some damp and needs rewiring and possibly new plaster on the ceilings .

Does anyone have any idea what sort of costs might be involved or shall I ask the agent? It's over 2000sq ft.

Thanks so much if anyone had been there and done it !

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DancingLedge · 08/06/2017 12:45

If by agent, you mean EA working for the sellers, probably not.

You really need to ask everyone you know for the name of local builder, one with lots of experience, and go round the house with them, and ask for ballpark figures. Then add 15-20% as a margin.

If you decide to offer, get a survey, they'll spot things that might get missed. But go through survey with the builder, as surveyor will also include the not urgent/ not important to you.

Original poster
DaffodilTime · 08/06/2017 12:49

This is really kind; thank you. I will do exactly this. There's every chance we wouldn't get it as it's attracting a lot of sealed bids it seems

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unfortunateevents · 08/06/2017 12:55

Don't ask the agent, it is their job to sell the house for the highest possible price, not advise potential buyers on works which need doing (which isn't their area of expertise anyway). You need to get a reputable builder to go round with you - preferably one you have worked with in the past, otherwise you may struggle to get someone to commit the time with no reasonable prospect of the work - and give you ballpark figures on what is necessary/desirable. If the house hasn't been looked after in decades it is likely to also need a lot more than you have listed - plumbing? new roof? windows?

Kokusai · 08/06/2017 12:56

What kind of damp?

Rewiring £5k absolute minimum

Plastering - depends how much you're doing but I would say at least £200 per cealing

If it hasn't been looked after in decade what about boiler, plumbing, roof?

LooksLikeImStuckHere · 08/06/2017 13:02

We bought a house that needed a bit of an extension/conversion. Full rewire will be close to £5k. Plastering of every room will probably end up a similar price but we have done most of the dirty work (pulling down ceilings, putting plasterboard up) ourselves. I would reckon on £1k per room if it's a full replaster. Our walls looked ok but once we got in there, most of the plaster had to come off. If there is damp, yours may be the same. We also had to batten out the walls as was single skin. Luckily DH did that or would have cost loads more.
New roof £13k
Replumbing entire house including boiler etc was £8k ish.

In short, it's cost us an absolute fortune. Way more than we ever intended to spend or can afford Sad

LooksLikeImStuckHere · 08/06/2017 13:03

Meant to say, ours had been neglected for nearly 20 years though someone did live there.

Original poster
DaffodilTime · 08/06/2017 13:10

This is very useful . I am feeling mildly incompetent as didnt ask about the roof or plumbing so very grateful you are more switched on!

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Doublechocolatetiffin · 08/06/2017 13:12

Your best best is to get a builder to come round and give you an estimate for the work you'll need. Usually a guide is £500 - £1,000 per square meter so for a 2,000 sq ft house (185 sq m) so between £90k and £185k.

If it hasn't been looked after for decades you'll likely need to not only re-wire, but re plumb too. Then there will be a new kitchen, bathrooms etc. Plastering, sorting damp issues, any structural changes. How is the roof? What are the windows like? How well insulated is it?

The builder should be able to give you a rough estimate of costs. If that seems ok then you should also get a full structural survey done, don't go through the mortgage company, they are always £££, if you get it done independently it's much cheaper. They will also include an estimate of the cost of renovations. We've just finished our renovations and the survey wasn't too far off - although you'll want at least a 15% contingency as something always comes up hat you hadn't forseen.

Original poster
DaffodilTime · 08/06/2017 13:28

doublechocolate this is super helpful as there are so many other parties keen I don't know how much effort to put in!

I'm also trying to find out how much the house next door is worth as it would give an idea of its potential value if we ever needed to sell again.

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Doublechocolatetiffin · 08/06/2017 14:02

Sounds like you're being sensible about it, it's always worth knowing what the market value of the house once done up is. It'll allow you to work out how much to offer.

Having a builder round can really help you with making a decision on the offer price. It's hard though when there are lots of interested people though. Often people get carried away on these doer upper houses and pay way more than they should!

The great thing about renovating a house is you can let your imagination go wild. If you're re-plumbing and re-wiring anyway then you can do things like put the kitchen in a different room (if it's not in the best location) knock through walls etc. Don't be constrained by the current layout - have a think if organising the house in a different way would work better.

Pradaqueen · 08/06/2017 15:08

Good advice above. I've done a lot of these over the years. I'd say plan for £100k excluding the roof but including modest priced fittings for bathrooms and kitchens. Don't forget to plan in rental costs of you are not staying in it during the works as it will cost you more in time and £ if you do (trades people like unfettered access to a substantial renovation and your stuff in it is not) also consider how your worldly goods will fare during a renovation as some tradespeople will literally plaster round your stuff and won't think to move it 🙄 Good luck with it all - exciting times ahead!

Badweekjustgotworse · 08/06/2017 15:57

We bought a similar house last year that needed an extension, rewire, and replumb.

We brought two different builder round with us and an architect. They advised we'd need 80k to do all the work needed (incl extension) were now tendering work and it's coming in at 120k. We bid on the house based on 80k of work so feeling a bit shafted now. But we love the house and it'll be amazing when it's all done.

Definitely bring a builder with you for another visit and be realistic about what you'll need to do

Rinkydinkypink · 08/06/2017 16:03

Basic rewiring, plumbing with no issues I'd say £20k. To gut an entire house and replastering, redecorate, new bathrooms etc at least £100k but will increase fast if house is bigger than average.

MissDuke · 08/06/2017 16:04

You sound very sensible, I really hope it all works out well for you Flowers

Original poster
DaffodilTime · 08/06/2017 16:50

I really appreciate your kindness. I am feeling quite calm about it as feel likely we won't get it when there are several offers but I'd be comfortable putting an offer in if DH agrees

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