Extending and renovating 1920s house - hire project manager?

[henrilechat]

Help! We’ve just had an offer accepted on a house that needs a load of work doing - at least partially rewiring, a two storey extension etc - and we have no idea what we’re doing… It feels a bit mad to be taking this on with zero experience or knowledge but we’d been house hunting for nearly two years so we’re desperate!

I know that we need a full structural survey, then an architect before we engage builders. I’m pretty sure we’re going to need planning permission.

So given we don’t know what we’re doing, would it be worth hiring some kind of project manager? What exactly do they do and how much do they cost? Our budget isn’t that generous considering how much needs doing but we’re wondering if it makes sense.

Also, are there any particularly good online guides/resources that any one could recommend please? Basically, any advice would be much appreciated. Thank you!

Okay, I am getting the fear now. Off to call local builders and see if it's even remotely doable on our budget or we need to pull out

We are south east, and some prices we have paid or been quoted might be useful:

• £45 k for extension to shell finish - 20 sq m
• £5k for roof lights
• £8 k for glass doors to garden
• £5 k partial rewiring of electrics
• £2.5 k for asbestos survey and removal
• £4 k architect technician
• £1.5 k building regs
• £1.5 k structural engineer
• £1k measured survey
• £12 k for new windows (we are only replacing the broken ones as so expensive)
• £12k for flooring
• £20 k for kitchen
• £6 k labour for each bathroom
• £5 k to plaster
• £1.8k for new stairs
• £2k skirting
• £5 k internal wall removal and studs
• £2k radiators
• £3.4 k new pressured water cylinder in the loft

Doesn't obviously include buying all the lighting and switches and sockets, the doors, the architraves, the bathroom fittings and tiles etc.

And get a vague idea of availability

the good ones should not be available for many months.
id ask on FB local groups and friends for recommendations

Oh OP!

Do you work? Ie will you be around during the day?
Will your children be around mostly
How involved will your partner be?
Will you remain at the property during the build? If not factor in accommodation. So no underestimate the upheaval and dust and mess.

This is really helpful, thank you.

One of the surveyors we'd been recommended does a cost management service where they tender for the job and go through the quotes and also can manage the build if necessary. I had no idea such services existed before this thread. I think we're likely to go with one of these options. It seems like it saves a lot of hassle.
I think it might also make it easier to get builders, at least one I spoke to said he's not taking on any other work as he just works through a couple of architects now.
Thanks for the advice. Still feels like a relatively mad plan but a little more achievable.

We're not planning to try and live in it til it's finished, I can't imagine trying to keep kids safe and happy while living in a building site. We're renting now so we'll just stay where we are.