Property renovations

[squishousdelicious]

We moved into our new house about a month ago. It needs a new kitchen and bathroom, so we plan to extend the kitchen to enlarge it slightly and incorporate a downstairs toilet. The bathroom changes are cosmetic really. We also want to convert the garage into a another room.

Being on maternity leave, we dont intend on starting the downstairs renovations until I'm back at work and we can ask for an increase on the mortgage. But, tineline-wise, when is it a good idea to get tge ball rolling? Say i return to work in July and we will want to start renovations shortly after, when should we start tge pre-work processes?

Also, as a side note, roughly how much would we estimate it costing to replace a standard bath, sink and toilet, plus remove tiles and replace with wall panels? We're near Swindon.

I am making a few assumptions here:

Architect: calling, meeting, choosing, appointing - 2-4 weeks.
Initial concepts: 4-6 weeks.
Permitted development application - need to check, I think 4 or 6 weeks. If full planning permission or LBC then 8-12 weeks.
Tech Drawings - 2 weeks.
Source contractors/tenders and appoint - 4-8 weeks.

Then simultaneously looking at, spec'ing, choosing and ordering a kitchen, tiles, adhesives, hardware, appliances (if required), flooring...... weeks of this then the lead times.

Thank you, this is helpful! Seems like maybe the new year is a good time to start thinking about things. I imagine the bank won't be super quick to agree to increase the mortgage to pay for it either!

Any decent builder will have a significant lead time, typically at least 6 months but some we've been tentatively reaching out to have said they're booked up for the entire year and would be looking at 2027 dates! We'll likely get architect drawings sorted in spring and then get builder lined up before going for planning with a spring 2027 start date.

Have to say, I'm not too surprised. I've heard from many people that decent builders are always busy! But that's okay, at least if we start looking at things in January then we know it'll be underway, even if there's a long-ish wait.

I think managing expectations is key, as its definitely not something you want to rush into. Make sure you get some solid recommendations for the trades you'll use and you'll be grand. Plus returning to work after mat leave is a stressful time without the added chaos of a reno!

If you’re thinking of starting work next summer, I’d start the early stuff a few months before you go back to work. Builders are often booked well in advance, and you’ll want time for drawings, quotes and planning checks if needed. So maybe start sounding out builders and getting quotes around March or April.

For the bathroom bits, a simple swap of bath, basin and toilet plus removing tiles and fitting panels can vary a lot, but in Swindon you’re probably looking somewhere in the region of 3k to 5k depending on labour and the spec of the fittings.

I think a new bathroom might be closer to £10,000. Prices have gone up quite a bit in the last couple of years.

Are you thinking about doing all the bits at the same time?

No idea how much the garage conversion would be but an extension and new kitchen could be £60,000 - £100,000 alone.

If you have the time and inclination you can start the planning costing straight away.

I can’t see anything wrong with getting builders quotes early and finding a good one may take ages and then you need to factor in their availability.

A lot of people make the mistake with builders with being a bit vague about what they actually want which builders hate, and can lead to any quotes going out the window.

I have a friend who plans and costs things out down to each and every plug socket - before seeking builders quotes. I generally like to buy the fittings myself and the builder just quotes for the labour. That way I can be sure of the style and quality I want. Also builders often have their own suppliers and any stuff they buy themselves will be factored on cost. It also saves the delay if you don’t like what the builder wants to install. Any changes made ad hoc during the build will cause delay and extra costs.

It’s also worth checking the planning regs as well as much as you can.

This all takes a tremendous amount of time, and it’s not until you start looking you realise how much you don’t know. Luckily these days there’s lots of free info online and magazines like Homebuilding and Renovation.

As I said, if you have the time and inclination.

Get lots of quotes! I'm renovating now and the difference between quotes for all the trades was huge!

I'm doing my bathroom in the new year but I've already got a really good builder and I'm not moving pipes so it won't be too much hopefully.

We planned for our major renovation to start April/May time so that most of the works took place over summer. We didn't live in the property while it was happening but speaking to people who've lived through renovations summer is better than winter!

But yes, as pp's say expect good builders to be booked up for some time - be wary of any who are immediately available.

I'm coming to the end of a bathroom renovation and it's cost about £10k.

I'd start now! As someone else said, good trades people can be booked up months in advance. We've just spend several years renovating what had been a derelict property and many of our tradespeople also spent time away in the summer.

Even if you aren't actively chasing builders for quotes, think about colour schemes, tiles, plumbing etc whilst you have the down time. I had no idea how many colours and styles of just bathroom taps there were! Shiny chrome, dull satin, gold satin, dark chrome, black etc etc! Comfort height toilet, back to wall, rimless- there are just so many choices and it can be overwhelming if you haven't had time to review and see what you want beforehand.

I can't give an idea of price, because we had multiple bathrooms and an entire house to renovate. I would, however, look at independent bathrooms shops especially for tiles. Our tiler was fantastic, but refused to use topps tiles/B&Q etc. He said they were often not square and also not flat, plus they didn't always cut well so the wastage rates would be higher.

We got some quotes for similar last week actually. They said it can take 4-6 months to go from first meet with architect to end of planning permission and ready to build.

Quotes we’ve been given:

• £8k for bathroom refit
• £12k to add a bathroom
• £14k+ new kitchen
• £120k for 30m2 extension

How interesting! Thank you for sharing - I'm surprised at the 8k for a bathroom, but this is our first time doing any renovations. Hopefully our extension cost will be a lot less, as our extension is nowhere near as big, although the garage conversion as well may make the two projects comparable in price!

Thanks for all your advice and experience, once Christmas is over I'll get in touch with some people and get things moving. Hopefully the work won't be too complex and will be fairly quick and painless. Not everything needs doing in one go, kitchen/downstairs toilet is the priority and the bathroom is last on the list.