Small bathroom refit- is 15k plus VAT steep?

[HotCrossBunplease]

I’ve been quoted 15k plus VAT to refit the bathroom in a flat I rent out. The bath is leaking and needs to be replaced and the rest of it has got a bit shabby after almost 15 years of tenants.

I want to replace all the sanitary ware, retile, refloor and fit a walk in shower instead of the bath.

It’s a windowless room, about 3m long/wide. Modern block, built in 2012. No services would need to be relocated.

This quote is from a contractor recommended by my letting agent. The contractor knows the building, which I am sure would be an advantage given it’s a flat so access is a bit tricky, as is waste disposal. It’s in East London.

It feels quite steep though and I feel a bit like the agent and contractor think landlords are cash cows. We paid around 10k for our own much larger bathroom in North London, including moving a wall, but that was 10 years ago so maybe I’m just out of touch with prices?

PS I thought maybe the shower was the expensive bit but they said only 1k less if I just fit a new bath.

Can you ask for a breakdown of the costs.

Can you source the items yourself as they’re always going to add a margin for that.

Can you look at the scope, for example if they’re proposing to tile all 4 walls do they really need to as tiles and labour costs a lot, painting the wall would be less.

It does seem a little on the high side.

We got our main bathroom refitted with new bath and shower. The floor was tiled and walls were partially tiled. At the same time our en-suite was completely refitted with tiled floor and walls, and we got the floors re-tiled in another en-suite and downstairs cloakroom . Total cost for all this work was around £16 k in January. We are near Glasgow

That is a lot. Showers generally cost more than baths. And tile can be very expensive.
I’m saving up to replace my bathroom but won’t be replacing the tiles I’m expecting to have change for £3k

Where do you live? Mine cost 8k last year and was fitted with top quality bath, basin and loo and Hans Grohe taps and shower, including new skirting boards, flooring and shower wall panels.

I am in West Yorkshire.

Sorry, just seen you’re in E London. I guess that’s why it’s so expensive then!

I'm in Wales, with quite a large bathroom and we have been quoted 7K, for a total refit (flooring, tiles, sink and unit, toilet, walk in shower, all taps etc)

Think that sounds really steep.

I would get some more quotes if I were you and definitely ask for a breakdown of costs.

I had my bathroom done last year and paid £15k, inclusive of VAT. They stripped the room back to the brickwork and floorboards. New plasterboard on ceiling and walls before skimming and retiling (tiled 2/3 of the walls), tiled the floor, put in new bath and sanitary wear. They also replaced the old window in the room. It took 2 men two weeks to complete and included removing all rubbish. I'm SE England.

It's toppy, even for London. That isn't unusual for contractors who work hand in hand with letting agents.

Ask the people who did your N London bathroom to quote, and get two more quotes. I'd be expecting £10,000 to £12,500.

I am in London zone 2. Around £18,000 + VAT seems to be standard. I had that quote from a reputable local builder who I know well about a year ago and, like yours, he really knows the area and all about access, waste disposal etc. It includes everything as long as fittings are fairly standard but good quality. I was shocked and discussed with some friends who had each moved and had work done, including bathrooms. The consensus was it was acceptable.

that seems like a hell of a lot, I had a garage conversion done last year that involved structural work for £28k inclusive of VAT- east Anglia

South East England. Hired a bathroom fitter through Check- a - trade after having exhausted a number of recommendations and others. We sourced all the sanitary ware, tiles, taps, shower etc from Plumbworld. Highly recommend them. That helped to keep the cost down.
We were so lucky with the guy we found. He was extremely hardworking and a perfectionist. His pricing included labour, disposal, pipes, grout and other essentials to complete the job. The total cost for him came in at about £4500
and with all the parts we bought just under £7000 in total. He did not charge VAT which was important to us to keep the cost down. This was last August. Obviously London is going to be more expensive. Your agents no doubt take a cut for recommending.
Our most expensive quote excluding sanitary ware and tiles was over £12,000. That company wanted to charge a £1,000 to essentially put two cupboard doors and some shelving between two walls- a distance of less than three feet. Our cheapest quote was £3,000.
Two things influenced my choice. When entering our house the fitter put shoe coverings on ( he was an extremely clean worker) and as we wanted all pipe work under floor he said no problem is insurmountable it just might take more time and money.
Good luck - it took us a year from first quotes (original fitter became very ill so process started again) to the finished room. It was in the end well worth the wait.

Thanks for confirming my gut feel. There is a full break down of the work but each part isn’t itemised. I attach some pics of the room and the quote. I think the room is smaller than I said.

The quote

Our builder in N London would not travel to East for a job.

We had ours done earlier this year. Removal of bath, shower, sink. Waterproofing to wall/floor, re plaster, rerouting some plumbing issues, wall panelling, flooring, sink & vanity unit, walk in shower, radiator. Took just under 3 weeks due to a few unexpected issues. £15k. Midlands.

Grohe is a solid brand, I’d be asking which model though as the price varies a lot depending on what you choose.

concealed thermostatic shower is significantly more expensive than exposed.

@Fiddlesticks1
Do your bathroom fitter is a tax evader and you were happy to go along with that to keep costs down?

@HotCrossBunplease
If you supply all the sanitary ware and tiles it will come back to bite you if there are any issues. That’s worth bearing in mind.

What! Not every has to be vat registered. Perfectly legal

It sounds OK for London. That's a lot of work and won't be quick to do.

Presumably he isn't registered for VAT because his income is too low.
If he asked for cash it might indicate a tax dodge.

That's a lot. I used to work for a plumbing company and half of that amount would be about right

There's your answer then. There's so much work available that builders in London can choose their jobs and name their price.

if the plumber made under £90k a year he legally doesn’t need to charge vat.

@Fiddlesticks1
I apologise - I assumed he was trying to avoid paying VAT and I should not have made that assumption and said you were happy to go along with that. I’m sorry.

Is the flat currently occupied?
If so, I think you have to go with the contractor recommended by a letting agent as the bath is leaking and they can presumably start straight away.
If it's currently empty, it depends if you can find someone good with availability.
I don't like using letting agent's contractors but sometimes you have no choice.