Renovation project advice- Georgian Farmhouse

[DottyDetective]

We are considering buying a large 1820s farmhouse. It has been well looked after until about 5-6 years ago but has now been empty for some time. We’ve had a walk around and it needs quite a lot work- there’s damp to sort out, replastering, one chimney stack needs to be repointed, new floors, kitchen, bathrooms, conversion of garage to utility and probably some internal walls knocked. Original beautiful window shutters are in place so we won’t be trying to extend/put in bifolds etc and the roof was replaced 20 years ago and seems to be in good condition. All windows are pvc so will be looking to replace with wood at some point. With relatively little obvious structural work (assuming we will find problems though!) to be done we were hoping to manage with a renovation budget of £100-150k but not sure this is realistic? The house is about 2500sq ft. Has anyone taken on a similar project?

I think that budget doesn’t sound bad, but it depends on the finish you’re wanting. I would get a detailed survey though. And don’t assume that the roof is ok- 20 years is a decent amount of time if it wasn’t done properly in the first place. Other expensive jobs are rewiring, replacing boiler/ radiators, refurbing/ replacing windows and pipes. Also if the property is listed expect everything to take twice as long and cost twice as much!

Hoping to have full survey in a few weeks but a previous sale attempt fell through last year and the survey from then reported that the roof was intact. Though obviously I am suspicious. It’s not listed thank goodness. It would be our forever home so looking for a good level finish but happy to get there over a few years.

From experience, I think you will end up at the upper end of that, 150K or more (depending on the finish, quality of fittings, if you can do any of the work etc.). If it's listed you can expect to add on more, maybe 20-30%, depending on whether you need permission to do things or are just replacing like with like etc. I would be planning for all new electrics and plumbing if it hasn't been done for 20 years or more (in line with the roof). It sounds lovely though!

Is it listed?

No it’s not listed.

Hoping to have a structural engineer look over it before we make an offer as it’s been empty for a while.

Even if it's not listed you still need to use appropriate materials to suit the age of the house- lime plaster etc, which can add up. Don't get an injectable damp proof course.

Make sure the surveyor is familiar with historic properties so you get good and appropriate advice.

I think that those figures are unrealistic personally. Given that you need to pretty much redo everything I would say you need to budget £700 to £1,000 per square meter if you want a decent finish.

We completely renovated a holiday home and came in at that top figure - new electrics, floors, replastering and painting, kitchen, bathroom, lighting, windows and doors....

Ooh very jealous!! Any way you could get someone with specialist knowledge to do an estimation?

Is your surveyor experienced in surveying properties of that age? If not, cancel them and get someone who is.

As above even though your property isn't listed, you will need to use historic materials or the house will suffer - if you don't use lime plaster it will crack off the walls and so on ask me how I know this

Everything is also more expensive for using builders with experience in this. You don't need them for everything but you do for some things.

I’ve booked someone who is on the list of conservation surveyors. The house is wallpapered all over now so interested to see what sort of plaster is beneath!

OMG I took the wallpaper off my house and the walls practically fell down.

Big mistake. Massive.

Should only have been done with plasterer booked and ready.

My DH is a structural engineer. One thing he finds with old houses is that owners have changed them over 200 years or more. Walls are altered. Roof structures are altered. Lots of modernisation that doesn’t help the house age well and allows damp etc. Therefore do get the structural engineer you thought about.

Your renovation estimate looks way too low to me. If you replace the windows (and you should) I would expect them to be bespoke. They will cost a lot! Maybe 20% of your budget of £100,000. Or more if there are lots of windows! I have altered our house fairly recently and we spent £250,000. That wasn’t close to what you are talking about. You will also find there are hidden issues when you start pulling the house apart. There always are and all cost money.

OP I am interested in what you decided to do on this. I have recently had an offer accepted on a renovation project (albeit for a modern property and not a person property). Did you go for it? We’re your cost estimates realistic?