Major reconfiguring - how much?

[Nosnogginginthekitchen]

OK, so looking at a house to buy. Needs a lot doing to it, but these things need doing in the first 6 weeks - 2 years so we need to work out a rough cost to see if we can afford to put an offer in and I wondered if the mumsnet hive mind would agree:

Large wooden carport needs to get removed and become a1.5 length single garage which would pass insurance liability. Approx 10- 15k
An opening needs putting in an upstairs, formerly external wall along a corridor. We suspect there may have been a window in that spot previously, but can't check for sure (we don't own the property...) so could be structural, plus making good - 5 - 10k

An elderly conservatory (approx 20 years) needs removing and turning into a proper extension. Power already supplied, planning permission probably not an issue, no kitchen needing fitting, but underfloor heating desirable - (French doors, normal door, 3 windows, two skylights (skylights don't need to be openable) - 20 - 25k

Realistic estimates? I'd love to share the property and our thoughts more fully, but don't want to risk it atm....

An elderly conservatory (approx 20 years) needs removing and turning into a proper extension. Power already supplied, planning permission probably not an issue, no kitchen needing fitting, but underfloor heating desirable - (French doors, normal door, 3 windows, two skylights (skylights don't need to be openable) - 20 - 25k

We're about to have a small (7m²) side return infill, with French doors and 3 velux windows. We're on the outskirts of London, having a few other bits done too but the basic build to plaster finish inc doors and windows is about £35k exc. Vat.
We are having a pitched slate roof and reclaimed stocks, so you could do it cheaper, depending how big yours will be.
Architect, structural engineer and planning were about £3.3k on top too.
Wet or dry UFH?

Dry UFH.
Lean to extension on the back, approx 8 or 9 sq m. Red tile and red brick to match existing.
SE, too, but outside M25

Honestly I would think you need to probably double those estimates 😬, certainly the conservatory/extension one anyway. Building costs are very very high at the moment but even in normal circs I don't think that is very realistic, sorry.

Don't get dry Ufh the energy costs will be extortionate!

@whensmynexthol1day

Don't get dry Ufh the energy costs will be extortionate!

^this

@Nosnogginginthekitchen

Dry UFH. Lean to extension on the back, approx 8 or 9 sq m. Red tile and red brick to match existing. SE, too, but outside M25

Are you knocking through into that extension (in which case, steels probably needed) or just having an existing doorway into it?

@badkitty

Honestly I would think you need to probably double those estimates 😬, certainly the conservatory/extension one anyway. Building costs are very very high at the moment but even in normal circs I don't think that is very realistic, sorry.

Yeah. I was worried about the cost and availability of materials currently. It may be that we have to consider whether we're prepared to make an offer still if we'd have to hang fire on sorting that conservatory out. It's old, cold and actually blocks light to the kitchen because of how it's constructed. Part of the issue is some unrealistic pricing from the vendors, but the estate agent doesn't appear to be a complete dick so fingers crossed we can make the numbers work.

Honestly unless you’ve got a really healthy budget or the patience to wait, then look at a house with less work. Work always ends up costing more, taking longer and often throws up other things not even on your radar now.

Struggling to find many things sadly. And almost everything even vaguely right needs some kind of work. The only things that don't are new builds and those aren't really a good fit usually

I’d also double your estimates. 15m² extension to replace conservatory here and it’s £56k + vat

The problem with the conservatory also is that if you leave it in situ it sounds like you will be spending a fortune on heating the place due to the heat loss. I'm sorry, I don't mean to be so negative but I have bought a money pit before (which actually on the face of it didn't look that bad!) and I just know how awful it is when the costs start to build up, and then you get trapped because you can't live in it and potentially can't sell it either until you have sorted out the issues. I would really think very carefully and assume that costs are going to be way more than you anticipate ☹️.

An elderly conservatory (approx 20 years) needs removing and turning into a proper extension. Power already supplied, planning permission probably not an issue, no kitchen needing fitting, but underfloor heating desirable - (French doors, normal door, 3 windows, two skylights (skylights don't need to be openable) - 20 - 25k

This quote needs doubling. We’re also in the SE outside the M25, and are looking at roughly the same renovation with an old conservatory in our Period house. Although we shan’t be doing any under floor heating, quotes have been coming in between £50-95k 😐

Christ. This is depressing.
It's not a period house, just a nice solid post-war thing in a nice area.

It's starting to feel like I'll never find something to buy

awkwardpaws sorry, missed your post. No, the house is opened up to the existing conservatory already. In an ideal world I'd prefer to do a bigger opening, but we're cry aware it would add to costs. We literally just want to replace what is there with a better insulated and more permanent bit of building.

@Nosnogginginthekitchen

awkwardpaws sorry, missed your post. No, the house is opened up to the existing conservatory already. In an ideal world I'd prefer to do a bigger opening, but we're cry aware it would add to costs. We literally just want to replace what is there with a better insulated and more permanent bit of building.

That might help bring costs down a bit - a decent chunk of our cost is steels for the opening, so if that's already been done it should help.

Thanks all. Just reinforces our thoughts that we'll have to stick with our much lower offer and see if they'll budge

Sounds sensible. Wishing you the best of luck with it. When a renovation goes your way, it’s a great feeling to watch it unfold and have everything just as you wanted.

Thanks! Can I just say I love your username whereverIlaymycat

Allow £2500 per square metre plus bathroom and any kitchen
I would expect this to hit £3000 by the end of the year