Considering taking on a huge project...having collywobbles!

[katymac]

I am moving out of our house(we exchanged)

I have seen a property which works for us in terms of interior/exterior space and geographically

But it needs rewiring, new kitchen, new bathroom, possibly new ceiling plaster (might be old artex), new garage roof & new central heating - although there appears to be a new boiler!

I am sure if we pitch our offer right it will work for us & I'm not looking to 'make money' just to have a house I like to live in

DH & I can clear it all out and do decorating, kitchen cupboards (I'd need someone to do worksurface & sink), laminate flooring or tiles

Everything else we would need someone in

So is that all too massive for me to cope with - we won't have to live there while it happens but we can be onsite tho most of the time

If you don't have to live there it will be fine.

First work out the order of doing things e.g. new central heating first perhaps and new garage roof, and work from there.

It's a wonderful chance to have things exactly as you want.

Ok, I have done this with DH several times.
It only works if you either have plenty of money always at least twice as much as you think you will need so can pay other people to do the work while you rent somewhere.
OR you or DH is " in the trade" and can do the work yourselves or have shit hot contacts who will help.

Do not under estimate the amount of mess and dirt even a small building job creates. If the prospect of months years of dust and muck, "temporary" kitchens or bathrooms alarms you, walk away.
Oh, and doing a bit of DIY won't keep the overall bill down by much.

I know about the DIY not keeping it down (sadly)

Last house move we took out a chimney, added 2 beams, sectioned off a utility, bathroom, kitchen, windows - added heating about 3 yrs later

But that was 16 yrs ago & we are older now

I will get it the way I want if we do it this way& tbh the prices of done ones are more than £50k more

Kitchens eat into budgets but I like Ikea & have always had them, I have costed the bathroom stuff at less than a grand

Garage roofs I have no idea nor heating

But my dad was alive last time for advise....I'd have to do this by myself

If you don't have to live there it will be fine. What is your budget?

Possibly between 30 & 35? If I get it for the right price - I may have to walk away

I am meeting a local recommended builder there for a second viewing

My uncle (a retired building contractor) has suggested length of each job (in days) & using £300 a day it works out to about 12K plus stuff

Of course I will get quotes for 'the job@ but knowing what it would normally take a competant workman helps with knowing if the price is right

Is that including rent for somewhere else during the work? It seems very tight, but possible if you are thinking budget kitchen and bathroom. Good luck

No we just bought a motorhome & have been in it ofr the last 9 weeks so think we can manage

We can move to my mums if we can't or an airbnb (but the money for that would be from a different 'pot'

The garage roof worries me I'll need to have it professionally removed correguated asbestos I think

I am in the process of buying a major wreck myself. I have separated from h so this will be a house just for me and the dc. A lot of people were put off it by the stench of urine and the state of it but for me I saw it as an untouched gem. I love the location, size and style (1930s never been touched) and the glorious west facing garden. I can see how amazing it can be. Luckily I have family in the trades and myself and the dc will be moving in with my folks for a while (major pita).

I also have around 35k for the work. I am thinking of a cheap I kea kitchen and sourcing lots of things from eBay (bathroom/column radiators, flooring etc). I would say absolutely go for it. The best thing is you get to do it exactly how you want it and if you do not have to live in it then all the better!

1930s sounds lovely

Our is early 60s so glass above doors and a partitian glass 'wall' - actually I am thinking I'd like to keep it if possible to use in an extension!

The man across the road bought 3 yrs ago has spent about 40/45 and anticipates it's only worth about 210 - so I am worried about the price and how much we can offer

It is east facing but because it's a bungalow the end of the garden will get the evening sun so I envisage a patio

There is a garage with a workshop behind which I'd need to dry line & insulate for DH's gym

I need to research permitted develpoments (as there is an existing 'conservatory' which needs a sledgehammer)

& I am massively concerned that the sellers won't clear it

I arranged for a builder....who didn't turn up

This bodes well for the project

I've made an offer!

It's been refused & I'm disappointed

So I guess I really wanted to do the revamp!

Was that your final offer considering what work needs doing?

Well I gave myself about 5 grand wiggle room but they say they want near the asking price - which is pretty much what it's worth finished

i thought I'd wait a week or so then offer 2k more

Apparently it's priced right at 200,but a finished one went for about 207 last Nov & it's been on the market since April & stuff is on the market for less than 2 weeks here generally

We're in the middle of this now.

Top tip: don't do it while heavily pregnant .

First work out the order of doing things e.g. new central heating first perhaps and new garage roof, and work from there.

^^YY to this, we've had to do and undo a few things, which is incredibly frustrating and expensive.

And whatever your budget/timeframe, allow for an extra 25% on each.

That's not a huge amount of work, I'd consider that a made house! I don't think anything we have looked at has been anywhere near that ready.

Our kitchen was one of the cheapest rooms, that included knocking down 3 walls, adding a steel, replastering, screening, new floor, new kitchen, new electrics...

Actually now I list it I can see why other people's projects look easy 😂

I am currently at home on maternity leave with DD 9 months.
I have a 2 bedroom flat, which I bought when she was a month old. Since January it's had complete rewiring, new kitchen, and replastering done so far.
New bathroom beginning of August, complete redecoration beginning of September.
It's not easy but it can be done. Plan plan plan and be prepared to move out for a couple of days whilst the worst of whatever it is is being done!

These are the only type of houses we have ever bought. While its not nice living in filth and someone else's scummy kitchen it is worth it in the long term. Rule 1 of buying a house - always pick location over kitchenl. With children around it's even harder but ours survived living in a building site half their lives and have all but one now left the nest. Plus they will benefit from it one day when we leave them a nice big house.

(might be old artex)

You could need specialist removal for this if it contains asbestos, do check as it could massively change your costings.

No children. no pregnancies !!

Allowed for asbestos (we've done it before - sigh)

But they didn't accept my offer, so it doesn't matter

Ditto what Avery said. I've just done or still in process of a project. Still no kitchen, incomplete bathroom, no skirting/architraves but carpets are down which has alleviated the dust a bit. Because we've moved in now (had extended as long as possible in rented accommodation) everything has slowed down.

I would do it again but with the knowledge I've gained doing it.

I would say when you get trades people in - be very clear about what you want and tell them they need to check things with you. This might sound obvious but there's been a few occasions when they've made a decision based on it being easier for them/makes sense to them who don't have to use the room.

Is there a rule of thumb for labour to materials?

Yes, when you get prices, check if they include materials.

To get an idea if the materials cost is ridiculously high, befriend your local - builders merchants, screw fix, plumbers centre, tool station and do a rough price up yourself.

For example I was quoted 140 pound for materials alone plus 150 quid for labour to have kitchen plum work done - gas cooker install, pipes for washer, dishwasher, sink waste etc.

The local builders merchants got used to seeing me and were starss they went through the materials with me and the cost came to about 80quid. I went back to plumber who stuttered a bit.

Get familiar with the terminology I.e TRV thermostatic radiator valves etc. If you sound like you know what your talking about and know exactly what you want then your not going to be seen coming.

Ask if they are a trade acc and who with then once you got their quote do a price up of materials

I learned an expensive lesson with a handyman. My gut instinct said I don't like this guy, given he was pushy and got an extra days work by turning up randomly and the lads on site recognised him and gave him jobs to do....I turned up and wasn't happy but said ok. Swore I wouldn't have him back then due to time constraint needed to get a wall down immediately to allow other work be done. I panicked and rang this guy up. My bathroom isn't properly installed cause he made some massive bugger ups.

So trust your gut. And don't allow decisions to be rushed when things are really stressy.

Ooo if they're buying materials as they go along get receipts and check them over.

Just added 2 jobs in my mind - I need a spreadsheet & a Gantt chart

The estate agent came back to me & I am 'thinking about increasing my offer' for a day or so - not sure what to do really