Costings for a doer upper

[TryingToGetOnTheLadder]

Looking to take on a project. Does anyone know rough figures for the following (east midlands):

• needs all new windows and doors - 2 doors and 7 windows
• new boiler
• new fences (terrace garden so long)
• garden currently slabbed, would look to grass that
• New carpets

plan to do majority myself/family have offered too

house itself looks structurally good, no damp seen, they do have a stair lift, is that likely to be removed or would it be left for me? Is that a big repair? Looks like its attached to the staircase and wall

they seem to have an obsession with plug sockets. Counted seven double sockets in one room!

house is clearly an old persons house and a smoker (very pungent on viewing it). Is the smell easy to remove?

hoping to do it up and move in 5 years (or sooner)

I have no idea about costings but I do know that getting rid of the smoke smell is very difficult. You will probably have to seal all the walls and ceilings with a stain blocker before you paint over them otherwise the tar will seep through the paint.

• needs all new windows and doors - 2 doors and 7 windows - this is impossible to say as we don’t know size, shape or whether tyou want pvc, wood, sash etc -10k?
• new boiler - 2-3k
• new fences (terrace garden so long)2k
• garden currently slabbed, would look to grass that-1k?
• New carpets- again this depends on quality and size of rooms-2k?

I would say 20k to cover everything.

Doors and windows 5- 8k.
Boiler 2-4
Fence carpet no measurements so 3-5 for both
Turfing garden again no measurements- say 4?

But for being an ex smokers house id just walk away and not bother. Find something else.

A new gas boiler will be around 2k but don't know about ground and air source heat pumps except that they are more expensive. An 18ft garden with closed panel fencing and concrete gravel boards and posts is £5-600 for materials and labour. Sorry no idea for the rest, you'll probably need room & window measurements and to get some online quotes. Man made carpets are cheaper than wool. Local small companies can be more reasonably priced and better than some of the the bigger companies.

New kitchen and bathroom/shower? Rewire? Is the water pressure ok? How old is the house? Is the roof original? Chimneys? If so in what condition? Is the house brickwork or rendered?

You could do worse than post a link. I can’t imagine you’ll spend less than 40-50k all in.

Whatever you think it will cost , double it. Carpets are easy to price up if you know the room size and similarly you could get the price of a new boiler quite easily. Speaking from experience though once you start doing jobs, it leads to more jobs. Dealing with tradesmen is not easy either. We are doing a bigger project and 38k got us a new roof, new windows and doors (3 bed victorian semi detached), external conventional dpc and some exterior bricks replaced, a ceiling dropped and replaced, a doorway bricked up and an internal door moved . I thought it would go a hell of a lot further!

If doing it yourself also factor in how it fits in with family life/ work. It is tough working all week then doing DIY all weekend. It takes a toll..

Roof ok?
New electric circuit board and rewiring?
A new bathroom will be around 10k
New kitchen between 15 and 20k

Parking on this road seems difficult. Its not a no but really interested in another which has problems but not the same as my original post.

Mid terrace 3 bed. Its like late 1800s built. Very big. Has damp patches, this window seems a problem, plus next doors guttering over hangs onto my side but guttering on roof looks to be leaking too. See pics 1, 2, 3

does need all new double glazing (one bay, x6 normal size, x2 doors) ~£10-15k?

boiler is ok, fitted 2022. has been serviced

roof looks fine

patch of damp in middle room chimney area photo 4 and also under top front bedroom photo 5 - is that splash back from the bay below?

i just love this house. Its up for £160k. One sold in great condition in past year on that road at £180k

what should i offer? Is this a massive job?

Some of that damp is coming up not down. You need probaby need damp treatment and then replastering. Do you have a photo of the full height of the front of the house including what is in front of the house eg garden area or pavement?0

If a house in good condition went for £180k and they’re asking £160k then the sellers are either unaware of the difference or just chancing it.

The top of that bay window looks like it needs replacing.

Definitely agree. Any idea on cost?

Its a small traditional front with a wall, gravelled atm

I agree on damp proofing. Do you know roughly costs on that?

I think you’d be looking at a minimum of 20k, the smoking would put me off, it’s very hard to get rid of the smell as it seeps into the plaster and floorboards.

Im confusing everyone now as im talking two different houses one thread! Ive scrapped the original smokers house and now looking at another. The issues here are damp and needing modernizing in the way of painting/windows

Is there any air bricks?

It all depends on cause of the damp. I had a small area of a porch done about 1 m last year. Let me see if I can find the cost…

It was £950 including chopping off the plaster, damp course and replastering.

What is that chip wood box in the photo?

The costings given are what I'd have costed about 10 years ...I'd say you're looking at least £40k. Add in some contingency so £50k. Everything has sky rocketed in price.

Jesus 😩 so with that in mind, the house is up for sale £160k do you think £150k? As they go for £180k fully done

Come to think of it i didnt see any. Could be stones too high? Need taking down some?

yes chip board

What does it actually need doing?
You need to price up the individuals costs

bathroom and kitchen will be £20k if you go for cheap ones.

Bathroom and kitchen are crap but liveable. Its all liveable except that front window situation.

back of house old wooden back door, wooden crumbling windows. They would be next priority. Other windows and front door are old upvc ones. Still work but old

damp in top bedroom under window, damp downstairs in front bay, near chimney in second room.

needs new carpets throughout, all cut outs/rippled/stained

lovely features with cornices and fireplaces

its my ideal home, i love it

garden just grassed, park behind

Im happy to do it up slowly

Agree
What type of window is also important
Sash dg are more expensive than casement for example
Suggest Check out local prices and ring a fitter

Carpets need sizes of rooms. Will you be chosing cheaper 10/m2 or expensive £30/m2. Do you need underlay ( min approx £10/m2) and grippers or are they already there and in good condition.

Do you need door bars.

Are you fitting yourself. I always fit my own carpets and it’s so much cheaper
Suggest go to a carpet shop and get some prices

Removing slabs for grass
If you can lift them yourselves then it’s just a case of
Bags of top soil and grass seed
that's not expensive at all

Damp under window looks like the seal under window may be the issue
When you get new windows fitted this should dry out
In the meantime a dehumidifier might help

As an aside for a house that has been empty for a while I’d ventilate
and use a dehumidifier for a while
Check all walls with a damp meter