How do you know whether to buy a house that needs renovation?

[ThisMustBeMyDream]

I'm having trouble in working out what I should buy. I have have sold my house and I've seen a house that meets everything i want in location, space and garden. I'd have £18k left from my sale/purchase for renovation, but could muster 25k to begin i think. Maybe another 10k later down the line.
The house is perfect size wise and doesn't need extending. From what I can see so far it doesn't need rewiring (but may need extra sockets though) or windows. However it does need a full refurbishment otherwise. It needs a new kitchen. New downstairs toilet and ensuite (which is actually just a loo and sink, no shower). New bathroom suite and tiling. Ceilings all need skimming, some need boarding and plastering (has some awful exposed beams with what can only be described as plyboard paneling in a house that was never intended to have such!). New staircase as current is an absolute deathtrap with huge wide gaps between balustrades and open steps. New internal woodwork and doors. Probably some replastering/skimming. Full redecoration and flooring.
I have absolutely no idea where to start with costing such a job, or if I would bite off more than I could chew with it. Can anyone help with advice? It is north west England prices BTW. I have estimated the kitchen costs to be around 8-10k based on the kitchen I've just done in my house costing 5k. The house is 4 upstairs bedrooms, big living room, dining room, downstairs bedroom (would be a playroom for us) kitchen, utility area, bathroom and then the two extra toilets. I wouldn't be going for expensive stuff, mid range really. Like I'd not be having quartz worktops and the like. I wouldn't be able to do much work myself either. Maybe a bit of decorating. Is this achievable, or should I just be sticking to "done" houses that maybe just need bits doing to personal taste?

That's a lot of work for a beginner. Material costs just now are through the roof and contractors are super busy you're probably looking at next year now. If you can live with doing rooms at a time go for it!

Is it really unliveable in or just very dated? If dated I would seriously consider it as it gives you more time to work out your priorities in terms of refurbing and save more money. Harder if it is in a terrible state and you would have to rent elsewhere... I am guessing you would be in for 30-50K minimum though depending on help/finish.

I have managed to get builders for work recently, with just 8 weeks notice, so I think work is settling down round here for them. I had thought we would live in some rooms and then do rooms as we go. I had thought we could get the kitchen done first, and the stairs as they really are so dangerous. Then work on the living areas, then do each room at a time.

If it's just big gaps you could put ply over them and paint them temporarily.

It's livable. Here's the RM link. www.rightmove.co.uk/properties/122021918#/?channel=RES_BUY. I'd be having the windows spray painted white BTW . Can't stand dark brown windows!

That sounds like a lot of work if your budget is £18k. Is it just in need of an update or wry old inside? I ask because we are renovating our house which hadnt been touched since the 80’s (and longer ) inside and when you look at a room and thing ‘oh it needs the wallpaper taking off and painting’ it can be more work than it initially appears -ours had years of different wallpapers with gloss paint on the walls then the original paint straight on the wall that is a mare to get off. Floors aren’t level and walls not straight and it all means extra work you may not have bargained for.

I’d find out what the worth would be if it was fully done up then take off the Reno costs to see if that leaves you with a realistic offer to put on the house.

I’m too slow a Tyler! Just seen your link, it doesn’t look too bad but all the ceilings will probably need replastering at about £300 a time (south east) and the kitchen will need a lot of units so may be more than £8-10 k because you’ll need new appliances and flooring etc.

Are the windows decent? I’d be concerned it may need a rewire based on the ceiling lamp in the ‘Tudor’ room being so near the window which is what they used to do years ago, so may old?

*Typer

If you get a survey you need to check the electrics and plumbing thoroughly or you could be in for an expensive shock. Otherwise that looks pretty liveable (with a coat of white paint in the short term). Friends with staircases like that screwed perspex/acrylic panels (cheap online if you order just them cut to size) over the gaps in the bannisters. I would go for it!

Yeah, all the ceilings look like they will need doing. Kitchen from DIY kitchens, I've just done mine, so I'm confident I can do it for that budget including flooring. Appliances I already have. Wouldn't do integrated.
Can't get a viewing until next weds (will be the first to view though) as estate agent is doing the viewings and that is the next slot free. Have done a drive by and the driveway and windows seem in good condition.

Again, not sure with the rewire, but on the photos I can see the plugs aren't in the skirting. The extension won't be that old. So I'm hopeful it is reasonably up to date.

Quick look at the photos and this definitely do-able I would have thought. If you have time there is a lot you can do yourself. Personally I would rip out and get basics replaced to get a shell and then focus on the making it a home.

Do-able for 25k?!

Is it a flat roof extension? Have a careful look inside/ceilings for signs of leaks and factor I'm that they need replacing after 15 years.

It looks like it is, will have a search for costs of replacing. Thanks!

You could paint the kitchen and furniture using the Frenchic paint while you are saving up for other jobs. Love Facebook page, people have done their kitchens and tiles (wrapping worktops with DC Fix), wardrobes, as well as bathrooms for ££ instead of £££££.

I would have a L3 survey, as well as an independent damp/timber survey. My surveyor had put the clause that he couldn't inspect the floorboards - I've got move out. Found out after living here for six months the floors are all rotten, £11K to get them replaced with timber, £30K concrete. I'm gutted.

Sorry I meant to say in November the flat roof was blown off my 12 foot x 12 foot extension - and the ceiling came in too. Cost £11,500 inc VAT to replace with a resin roof and replace the ceiling.

That’s so much more doable than I thought it would be based on your description! The sockets are actually quite high off the ground, so I’d guess it won’t need a full rewire. The windows being brown does suggest they might be nearing the end of their life though, based on when that was fashionable. The rest of it looks like it will be liveable if you need to do it gradually.

That looks more like a refurb than a renovation. To start with the kitchen and the stairs need to be made safe than all other jobs can wait.

We did a similar amount of work to our house when we bought it 16 years ago and paid £25k ex VAT but that included labour so if you are doing some of it yourself you might not be far off that at today's prices.

Feeling cautiously optimistic now . Just irriating that I have to wait a week to view!

I do up a lot of houses and think £25,000 would be enough to get you started. The bathrooms actually look OK to me so the money you have would be enough to do kitchens, plastering, joinery and carpets and then you can do the rest at a later date.

Do you love the house?
We're a few years in to a live in DIY home renovation & I'm only coping because I love the heart of this house.

I'm not sure I love it, but I haven't been in it yet. It could be love... I have a warm feeling, but I think that's because it meets all the other requirements I have. I need 4 bedrooms, and wanted 3 reception areas. Compromise was that if the 4th bed was downstairs we would combine that as SD's bedroom and playroom but this gives me both, plus more space than I imagined within the large rooms. I also wanted a southerly facing generous garden, a home with lots of light, and all within a £268k budget and within a short distance of where I live now so my children remain at their current school.
At the moment it looks dark, particularly at the front. But I'd want to lighten everything, lots of white, lots of splashes of colour. I want a more country cottage look but trying to keep with the style of the home. I'm not sure how that would work, but I'm having a good Google!

That seems more like a longer-term project to me. My house needed renovation and I suppose it took us over 3 years to work our way round. We did one big thing at a time, and worked on all the smaller cheaper bits in between.

If you fall in love with it when you go on a viewing, then go for it.