Has anyone ever done a massive renovation?

[katesbushh]

Hi All.

Just wanted to get opinions really
I have seen a house that I adore. Well I can see the potential anyway...

It is a 17th century listed building and looking at the particulars- is going to take a lot of work.
Structural as some of the ceilings appear they're being held up by sheets
Floorboards exposed upstairs.
Cellar looks like it needs work.
Chimney looks crooked.

Then electrics, central heating , windows.
Basically a rebuild without rebuilding I would say.
There is planning permission already granted to modernise without taking down the existing shell.

The house has huge potential and will almost certainly make money in the long term as it is a fantastic area.
I'm just wondering how I will cope with the stress really. We would have to sell ours to do this and that house isn't livable.
A caravan on the drive for a decent amount of time I would say.

If you have done something similar how did you stay sane and did you actually stay within budget?

I'm actually starting to wonder if it would be less stressful and cheaper to buy land and start from scratch.
We have a structural engineer and builder coming out with us for the second viewing.

As much as your DH loves the whole idea and feels he can withstand the pressure it brings, don't forget about the rest of the family that have to cope as well. Do you have DC? You all need to be factored into the living conditions here. What effectively will be a beautiful house when finished will, in reality cost you more money that you have budgeted for - in many of our cases on this thread, almost double, but also your living conditions will be poor, noisy, damp, cold, dusty - a building site - and this could take years. This isn't a quick turnaround project. Imagine putting yourselves through the daily pressure for the next 10 years. plus coping with day to day living. No thanks. If you have DC, I'd seriously consider whether you want their childhood to be on a building site.

I’ve done two back-to-the-brickwork renovations, but I wouldn’t even consider it if it’s listed. Far too much hassle. I’d be inclined to go for your other option and buy land, then build from scratch.

Yes, I've done it. Was good fun and very rewarding.

To make a success of it then the basic principles apply regardless of whether it's listed or not:-

. Get a builder you trust. I had a team of four I'd known for years. I paid them on a day rate. Keep them happy. Make them WANT to come to work for you each day. I provide snacks, drinks etc. and if they screwed up a bit I just took the piss out of them. You need these guys on your side.

. Get an architect you like, has a proven history of delivering similar projects. And use him. Take his advice.

. I managed the purchase of materials. You cannot imagine how much these builders are ripped off by the merchants.

. Get a good relationship with the merchants. You'll be amazed how much money that can save you.

. Do as much investigation of the property before you start so you minimise surprises. Looks like your place needs gutting into before you start.

. Once you start STICK TO THE PLAN. Costs go up when you change the plan in the middle of the job.

. And for you, get to know the council's historic building people. Get THEM on your side.

. For me, I spent 3 months putting together a spreadsheet to make a budget. I got it right within 8%

We had fun doing it and have a lovely house now. But we didn't run out of money.

If you want my guess the house you are looking at would require at least 250k to get in tip-top condition. Maybe much more.

Tbh it doesn't look that special. I'd keep looking

I'm currently sitting in a 3/4 finished refurb with large extension. We might be finished at some point in the next three years, we ran out of money and do what we can when we can.

This is one of those things where the simple fact that you are asking a question means the answer really should be don't do it.

Can you even get a mortgage on it if it doesn't have a kitchen?

I already joined the no brigade earlier in the this thread based on our current refurbishment that's incredibly expensive and stressful,

Then I clicked on the link and my advice is to walk away quickly. Don't get trapped into that renovation. It looks like a nightmare!!

How much could you afford to spend on the renovation? Key question.
You’d need to be married to a builder for this one I’d say

Well the previous owner has done you a favour by taking the house back to its shell...

I would take on a renovation that big after doing a full one on our current house but NO WAY would I do it with a listed building! Our builder had worked on a few and he said they are a nightmare, because everything has to be done to listed requirements, there's absolutely no wriggle room for error or cutting corners, and the materials cost a fortune.

@katesbushh It looks like there is a consensus building here.....

Having taken on someone else's work-in-progress (old but unlisted), I would definitely be wary.

I suspect the sellers are looking to recoup what they have spent having realised how expensive it will be to complete. However, in reality, it might well be worth less than than that, because you might guess they may have cut some corners.

The good news is, with plaster hacked off in places, etc. it is on a reasonable state for an historic building specialist surveyor to take a good look.

A meeting with the local council's listed building team would also be a good idea if you are serious.

However, your OP doesn't make it sound like you are in love with the quirks of an old building - and if you are taking on a listed building I think you have to be in love with it, or the frustrations of the building project will rapidly mean you end up out of love for it!

Just incase you haven't already spotted it , the house is for sale by modern method of auction, which basically means that you pay all the sellers fees too. Run for the hills this is a huge money pit.

If you are in a position to sit back in comfort in another home while you orchestrate the renovations, and if money is not really a factor, then maybe it's worth doing . But even then it's probably going to be a bit of a nightmare to get builders and materials ATM. Personally it would need to be in my dream location and set at the best position to make the most of the sunshine to get me excited.

It would be a firm NO from me as well!
And this is after building an doube story extension plus refurbishing our modest sized 3 bed semi from the 70's!
And that only took us 12 months from start to finish...

I will join the 'no' group too, although in my case it is a 'non'.
We became somewhat of a cliche, finding and renovating a small French farmhouse. But doing it all ourselves , to be honest so we didn't have the stress of builders, just the length of time it has taken (nearly 6 years with 1 more to go). It was really a rebuild rather than a renovation. The only things that weren't replaced were the stone walls.

Being early retired, we started by working 9-5, 5 days a week. Last year we started working mornings only, which has helped our marriage, but means we are getting slower, and I really really don't want to spend all of my active twilight years being a labourer..

It is starting to be a home now, and I'm happy (and proud) with what we have done, but I will never ever do it again. I have neither the energy or the money.

As for the cost, well we stopped counting a few years ago. We haven't reached the end of our savings, and mostly the cost of whatever materials we have left to buy, comes out of our income, we just have one or two big purchases left.

My husband, like others here, was the driver, but even he has said that we should have done a new build.

Thank you for all of the replies.

I've had no Internet so couldn't come back on and see what everyone has said.
DH has finally come to his senses.

I admit at first I thought oh wow it could look so incredible and it is an area I really love.
Then I thought no. I'm not sure I could cope with the stress.
We have DC and pets and we are both shift workers...

I think I would end up in court after a while.
For divorce or murder....who knows!

We have however found another house.
Just a normal Victorian semi.
It also needs a fair amount of work but not a total remodel
Still think it will be a big job but it will be livable and we should be able to do it bit by bit.
Going for a second viewing Friday.