Tight budgets - renovation sequence

[J417]

Hi
I am under a very tight budget.

Could you advise what should be the renovation sequence to optimize cost and shortest time in living in a building site or carry daily life in a building site? Hubby and I are debating whether to go with loft or kitchen extension first.

Given if I didn't extend, I would have to rewire , replumb , change boiler , add dish washer, so I am thinking rear extension first?

However, my hubby think it is strange to use the reception room as our bedroom. He also think resale values are higher if having a loft

Ideas?

This is a 1903 end terrace that no work has been done for 35 years

The laundry list of things required to do ...

1. More space
   Either loft or rear kitchen extension
   And convert through lounge back to separate room
   if rear kitchen extension, we will be using one of the reception room as bedroom before loft is done

2. All windows are single glazed , very cold

3. Boiler . well ...

4. Plumbing

5. rewiring

6. carpet

7. kitchen
   very small but need to add a dishwasher

8. downstairs wc/shower - need rear extension
   for aging parents visit and stay , reception room will be guest room as well

9. bathroom update

Thanks!

What will you use the rear extension for? Extra living space? Kitchen / diner?
What will the loft conversion be? Bedroom?

Loft conversions technically less intrusive than rear extension so depends what the greatest need is and when you will have the budget to do additional work.

@Ribb

What will you use the rear extension for? Extra living space? Kitchen / diner? What will the loft conversion be? Bedroom?

Loft conversions technically less intrusive than rear extension so depends what the greatest need is and when you will have the budget to do additional work.

I need one more bedroom

But kitchen / boilers pipes needs redoing as no update for 40 years

if a property haven't been rewired or and replumb for 40+ years and boiler need to be replaced, I guess we need to rewire and replumb first?

Ideas?

Start at the top,loft extension it it's absolutely necessary. If you do downstairs,you end up moving building materials through nicely done rooms. Been there,done that it was hell. We had to live in the house,last one was 1930s semi. DH did most of the work himself while working full time. It was done gradually over quite a few years though. We didn't have loft conversion,but extension on side,then later,on kitchen for dining table.

I would do loft if you cannot live there for long without the new room. If not I would do kitchen extension, new electrics, boiler and then flooring.

New electrics create a huge mess so no point decorating or putting new floor down before that's done.

Good luck with your new house, Reno's are very exciting! Messy and expensive but will be lovely once completed!

Is it either/or? Generally I'd say start at the top. But you are looking at £50k up for a loft. If the services need upgrading you can do that and extend at a later date, but no point replacing the kitchen if you are extending and that affects it. What is your budget? If you are buying this house are you sure it's worth it? I'd allow £70k for a loft and same again, at least, for an extension.

@nannybeach

Start at the top,loft extension it it's absolutely necessary. If you do downstairs,you end up moving building materials through nicely done rooms. Been there,done that it was hell. We had to live in the house,last one was 1930s semi. DH did most of the work himself while working full time. It was done gradually over quite a few years though. We didn't have loft conversion,but extension on side,then later,on kitchen for dining table.

The box room is really small 7*6 and I have one daughter and one son so I think we definitely need an extra bedroom.

My DH wouldn't EVEN drill a hole in the wall. I would be already crazy project managing the renovation that I guess I would need to find tradesman

@lady725516

I would do loft if you cannot live there for long without the new room. If not I would do kitchen extension, new electrics, boiler and then flooring.

New electrics create a huge mess so no point decorating or putting new floor down before that's done.

Good luck with your new house, Reno's are very exciting! Messy and expensive but will be lovely once completed!

Unfortunately haven't got any offers accepted yet :(

But seeing all houses on market now requires modernization / renovation, I want to learn the trade and do $$ estimates

@onedayoranother

Is it either/or? Generally I'd say start at the top. But you are looking at £50k up for a loft. If the services need upgrading you can do that and extend at a later date, but no point replacing the kitchen if you are extending and that affects it. What is your budget? If you are buying this house are you sure it's worth it? I'd allow £70k for a loft and same again, at least, for an extension.

I don't think the house is worth it but unfortunately prices have been rising and a bidding war is looming again.

Last year the same price would get something already with a loft extension that just requires updates

We are doing the following:

1. Windows - done (done 16 week wait for the glass)
2. Main bathroom (done with a few stock issues for bits)
3. Kitchen (just starting provisioning - long wait time for parts 4-12 weeks esitmated)
4. En-suite bathroom (pending)

Prices are rising nearly monthly at the moment.

thanks all

so I am thinking in this order, what do you think?

Round 1:

1. rewire , replumb, boiler+radiators; add dishwasher in kitchen
2. loft conversion
3. move in while loft conversion going once they finished the structural part and we could move in
4. after loft complete

a. DIY carpet b. DIY painting the walls c. decorate

Round 2 after savings:

1. bathroom
2. kitchen redo / extension

Any free renovation blog or DIY site/youtube people recommend that I could learn about it?

I do a lot of things myself. And I’m doing a full refurb. I did try to work whilst we lived in the house but honestly people were right- it was too much for the children to live like that. We have now moved into a rental temporarily.

I don’t know if I can really help you but I’ll tell you some tips. I’m not doing a loft conversion because I’m on one level. Lateral apartment. But we are having a full rewire; new utility room/cupboard; new bathroom; extra shower room. Extra toilet. New kitchen in a different room to where it is now. I’ll also make built in cupboards as this makes a massive difference to the look of the rooms. Also I need to get rid of artex ceiling. I need to take out a wall and window. Ill have all new internal doors. I’ll be doing most of this alone. Regarding the order - first I’ll design new electrical layout, new floor plans. Then take up current subfloor and get wiring and flooring done with new walls. At this stage also put in new plumbing.
Sort of deal with the skeleton of it. The rest can wait for a while. I’m probably not making a lot of sense so no idea whether my plan is of any use to you at all.
I very much like a Canadian builder who has a YouTube channel home Renovision. There is another called Vancouver Carpenter. I watched a lot of these during lockdown.

@J417

thanks all

so I am thinking in this order, what do you think?

Round 1:

1. rewire , replumb, boiler+radiators; add dishwasher in kitchen
2. loft conversion
3. move in while loft conversion going once they finished the structural part and we could move in
4. after loft complete

a. DIY carpet b. DIY painting the walls c. decorate

Round 2 after savings:

1. bathroom
2. kitchen redo / extension

oh my goodness, forgot the single glazed windows that need to be replaced!!!

Is it relatively quick and could be done in a day while living there?

@Cissyandflora

I do a lot of things myself. And I’m doing a full refurb. I did try to work whilst we lived in the house but honestly people were right- it was too much for the children to live like that. We have now moved into a rental temporarily.

I don’t know if I can really help you but I’ll tell you some tips. I’m not doing a loft conversion because I’m on one level. Lateral apartment. But we are having a full rewire; new utility room/cupboard; new bathroom; extra shower room. Extra toilet. New kitchen in a different room to where it is now. I’ll also make built in cupboards as this makes a massive difference to the look of the rooms. Also I need to get rid of artex ceiling. I need to take out a wall and window. Ill have all new internal doors. I’ll be doing most of this alone. Regarding the order - first I’ll design new electrical layout, new floor plans. Then take up current subfloor and get wiring and flooring done with new walls. At this stage also put in new plumbing.
Sort of deal with the skeleton of it. The rest can wait for a while. I’m probably not making a lot of sense so no idea whether my plan is of any use to you at all.
I very much like a Canadian builder who has a YouTube channel home Renovision. There is another called Vancouver Carpenter. I watched a lot of these during lockdown.

Thanks, this is helpful I am not changing any floor plan so I guess will follow the current flow of electrics and plumb

I don't understand your comment about having 'no offers accepted yet.' Is this a house you've bought? Or one you've inherited and want to sell?

@J417

thanks all

so I am thinking in this order, what do you think?

Round 1:

1. rewire , replumb, boiler+radiators; add dishwasher in kitchen
2. loft conversion
3. move in while loft conversion going once they finished the structural part and we could move in
4. after loft complete

a. DIY carpet b. DIY painting the walls c. decorate

Round 2 after savings:

1. bathroom
2. kitchen redo / extension

Looks good.

You should put the carpet down after you decorate though. Flooring should always be last :)

Rewiring and replumbing will involve taking the floors up and cutting channels in the plasterwork which will then need repairing. There will be dust and mess everywhere. Both are also very expensive now. I would be surprised if you need to replumb. If there are normal sized copper pipes in and enough radiators then they should be fine. Rewiring may not need doing either but it depends on the age of the house.

@Geneticsbunny

Rewiring and replumbing will involve taking the floors up and cutting channels in the plasterwork which will then need repairing. There will be dust and mess everywhere. Both are also very expensive now. I would be surprised if you need to replumb. If there are normal sized copper pipes in and enough radiators then they should be fine. Rewiring may not need doing either but it depends on the age of the house.

it is a 1930 semi and owner haven't done anything for 40 years

Does it usually need rewire and replumb?

Sorry 1930 end terrace

Unless it has teeny tiny pipes because there is a concrete floor and someone has put a weird microbore system in then it is unlikely to need a replumb. Might need a new boiler though. Rewire is sensible but not essential. You could just get the current wiring checked and bought up to current standards by an electrician.

Window replacement will only take a few days but again will be a bit messy and will probably end up with the internal window surrounds being damaged.

@Geneticsbunny

Unless it has teeny tiny pipes because there is a concrete floor and someone has put a weird microbore system in then it is unlikely to need a replumb. Might need a new boiler though. Rewire is sensible but not essential. You could just get the current wiring checked and bought up to current standards by an electrician.

there is 2 boiler, one in kitchen for central heating, one in bathroom for shower

Think they are both very old, and not sure what they are. If replacing boiler, does the pipe need to change for new system?

In my opinion I would rewire and replumb if it hasn’t been done for 40 years. Worth it whilst everything else is being done.

@Cissyandflora

In my opinion I would rewire and replumb if it hasn’t been done for 40 years. Worth it whilst everything else is being done.

Allow for my novice

I found there are 3 types of pipes

• supply pipes, those take water in your house kitchen/shower
• radiator pipes
• sewage pipes

Do they have different lifespans and when I view houses , how can I tell if it need replacing?