Sequence of refurbishment and estimated costs in London

[itsmehere1]

We are close to exchanging on a 1930s 3 bed house (London zone 5) which is in need of modernisation. We are planning to get the following 6 changes done as soon as possible but worried about the order in which we should sequence and rough estimates of time and money for each job assuming it would be done by tradesmen:

a. Full house Rewiring
b. Replacing existing boiler with a Combi boiler [currently it has an outdated gas central heating]
c. Replacing current galley kitchen with Modern kitchen [We want to do a rear extension (addition 18sq.m, make an open plan kitchen-diner with new fitted kitchen]
d. Add laminate flooring
e. Building a downstairs loo under the stairs [currently housing the electrics and storage]
f. Redecorating walls

Please advise on how to sequence and approx. budget for the above so to manage in the most efficient way and not to get stuck in redoing things. Also, we have a ballpark figure of 30k and are assuming all the above to be done in 12 weeks - Is this a fair estimate?

Honestly, more like 5-6 months and more like 60k.

But what you need is a builder who project manages. Also some of the things you’re suggesting (boiler and kitchen) could be either very expensive or very cheap depending on your tastes. You need quotes for both. You may also need planning and you’ll need building permission.

You wouldn’t rewire if you’re about to have major building work done, so that particular sequence is out of sync, and very few people get laminate these days (which is often a cheap cost).

Oh thanks. Wow that's a huge figure. Anyone else who has done something similar recently?

We did similar 2 years ago, minus the whole house re-wiring and spent 100k! A big chunk of that went on the ‘dream’ kitchen (40k) to be fair, but the next biggest chunk was building the rear extension. Even my friends who built their own kitchen extension and did all their own labour spent 30k just on that. If you’re getting a project manager just double everything. We were ripped off at every turn, it was exhausting.

12 weeks

I would imagine the extension alone will be £30k.

I’d double, maybe triple your budget and go for 6-9months.

Where did you get the £30k from? Have you had any quotes?

We did an 18sqm extension last year, it took 16 weeks once kitchen was added and cost a lot more than £30k, our builder was organised and worked hard.

Well we did three of your things recently and it cost over 30 k and took 3 months.
A boiler could be around 4K
Putting in a toilet means you’re adding walls and new plumbing which will cost you.
A kitchen will be around 6 k to put in but the materials for a kitchen and the appliances can be from 4/5 k to sky’s the limit!

Like I said you need a builder who project manages (unless you want to do this yourself and if you don’t have experience or have a stressful job I wouldn’t recommend) and you need costs for your particular area in London. Ask neighbours for their recommendations. A good builder will be busy for the next 4 - 6 months.

And whatever fee quote you get add on 10%

There’s always a really annoying and expensive unexpected issue.

But look you can move in and do the work later once you’ve had s chance to get a feel for the house. And if you’re planning on living there for a long time then don’t skimp on your ideas esp for the kitchen.

Decorate yourself to bring down costs.

I've just done similar plus one bathroom and it was 70k and too many months... (7)

Have you got a builder lined up ? I'd expect to wait 3 months minimum for a good one unless he's just had a job fall through

We're coming to the end of an extensive refurb in our Victorian terrace in zone 3 that didn't involve adding an extension, but has included knocking down internal walls, reconfiguring the old kitchen and fitting new one, fitting new hardwood floor in reception room, new bathroom, rewire throughout and new plumbing system and re-plastering/reskimming walls and ceiling and decorating throughout. Our builder's charging us well over 40k (inc VAT) and his was a mid-range quote, and we've spent around the same again – kitchen units and appliances, bifold doors and french doors (side of house), some new windows, new flooring throughout, bathroom fittings, boiler and UFH kit, tiling, new doors, frames etc, and we haven't gone particularly high end - it's London prices. It's scary how quickly it mounts up!
Also, agree with what DidI says - all the good builders are booked up way in advance - it took us six months to get ours. So be wary of anyone who says they can start next week!

Oh, and it'll take around 12 weeks in total by the time we finish. Add another 12 for an extension...

Should also mention that you'll have a lot of fees to pay too - Building Control, architect, structural engineer, possible Party Wall surveyor if you neighbour/s want their property assessed before they sign off the Party Wall Agreement - that's a couple of thousand there, if not more.

BUT it's been SO worth it. We have our dream forever home now. [grins]

We just had a 25sqm extension which cost 62k just to shell. SW London, zone 6. Had lots of quotes and this was one of the best.

You may be better off getting the basics done (rewiring, boiler), slap some paint on and live with it until you can remortgage or save for the extension.

The loo under the stairs sounds an expensive job on its own, as it will require the addition of new plumbing, and the relocating of your consumer unit.
There are a lot of hidden fees with building an extension, as a pp has mentioned. Also you have to pay VAT on the work, which can be a bugger if you haven't budgeted for it - I am still smarting from the approx 20k I had to pay on top for (an admittedly large) extension.
Agree, just get the basics done first. Also, when you have lived in a place for a while you have a better idea how it works for you and your ideas about the design of your extension might change.

We have JUST finished doing more or less your list of jobs.

Ours was a bigger house- 4-bed and a bigger extension (24sqm). The rewire (while you’re at it get them to replumb since it’s already gonna be a shit show), new central heating/boiler/cylinder/radiators (would be very good if they could upgrade your water supply pipe to a 32mm which will solve the inevitable pressure and flow issues) and general refurb (replaster and repaint) took 8 weeks and cost around £45k. We left the old kitchen alone to use initially.

Then we moved in.

Then they started the extension- which left us without a kitchen for around 4 weeks out of a total 8 week job. This part of the whole thing came in at £80k. That includes kitchen, appliances, fitting, second bathroom.

This is in London, but I think your budget is optimistic to say the least. As for the order of works- you don’t want to be there while they rewire and do a new central heating system (and you should replumb also if poss). It will be uninhabitable. In which case the order of works kind of doesn’t matter. The extension can be done while you live there but it’s shit. Your works are more modest in scope but I still think you’re talking in the £80k range. Mind our builders were expensive, but the extension was done in 8 weeks.

I think you are looking at a minimum of 60: Depressing I agree

a. 4k
b.2k
c. (18sqm*£1.8k) = 32.6 for extension + VAT + kitchen so call it £45
d. 2k??
e. moving meters is not hard but expensive so this part £5
f. 2k

Another one adding to the 'your budget is unrealistic' I'm afraid. We're in the middle of a kitchen rejig / replacement, so not as big as an extension but knocking down part of an interval wall, replacing windows etc. Plus new kitchen. There are a couple of places we've splashed out a bit (floor & worktop mainly) but nothing super extravagant & we're not getting any change from 30k. Not in London either.

Just got three quotes for replacing a kitchen and a bathroom and bit of wall reshuffling, looking at £20k. Cannot see how you'd get all that for you budget.

Also be wary of timings, all builders I spoke to were looking at 3-4 months before being able to start.

Do you need planning permission?
Have you got any architects drawing? Structural design?

To get to the point where you are talking to builders can take 3 months.

Then yocall up loads of builders, some will come to site and meet with you, then some of those will quote. Then you need to do this again to eventually get 2 or three quotes with builders who want to the job and can do it soon.

Then you book in, and wait for them which could be another couple of months or more.

The work could be done in about 12 weeks though. Depends if you are in the house, or moving out. Access to site. Is there room for machinery to get into your garden? Or will they have to do it by hand and lug all the materials through narrow side access?

Do you need new rads. You probably do.

Also to add, you will need a builder to do all of the jobs so they will project manage and sequence it.

You could do the decorating yourself at the end to save money.