property experts this way please. Assistance required.

[sylar]

We have offered on a large house. Beautiful potentially but a wreck at the moment.

Trying to do the sums and need some help.

House is 4000 square feet. It needs:

Wall knocking down between dark kitchen and study (supporting wall)

Wall knocking down between two bedrooms upstairs.

Doorway to ensuite moving.

Probably 10 of the sash windows renovating.

central heating installing since it has been stolen (property is empty)

probably some damp work

walls hacking back and replastered.

manky gas fires removing.

Then of course decoration, kitchen bathrooms (I know here entirely dependent on what I choose - nothing at this rate. We'll be making do with bare plastered walls, a microwave and an old tin tub!)

Can anyone give me an idea on any of the costs to see if it accords with my rough sums.

I honestly dont think anybody will be able to really advice you on the rough sums, a builder would be able to do that.

Do you know any builders you could take a long for a quote? I would possibly get 2-3 different quotes in.

Offer price would depend on the extent of the work.

I don't know if this will help but here goes. I have a 3 bed semi in Bristol we've had the following done.

* Knock supporting wall between kitchen and diner through, have a 3 meter RSJ = £1000* but we plastered and boxed it in ourselves.

* Damp proof course. 1 section of rising damp, 1 small spot in back room and 1 spot in bathroom that required external render being hacked off and lintel put in = £1000* * Instal a combi boiler, no radiators added just hooking up the combi and removing a back boiler = £2000* * Plasterer betwwen £80 and £100* a day and seem to take 1 day to do a room about 4m by 4m including ceiling

kitchen/diner (30m2)= £3k wickes units with 50% off in May sale, £1.5k oak worktop, £500 slate flooring, £700 undefloor heating, fitting is free for us.

Bathroom (6m2) = we were quoted £2,300 for remving tiles and retiling and replubming everything back to original positions. The suite was £1400 from bathstore.com in the May sale.

HTH

One thing I do know is that whatever figure you come up with, you should double it and double the amount of time it will take.

Wall knocking down between dark kitchen and study (supporting wall): DEPENDS HOW BIG THE RSJ, BUT WITH RSJ, MAYBE ABOUT 500

Wall knocking down between two bedrooms upstairs: IF THIS ISN'T SUPPORTING YOU CAN DO IT YOURSELF FOR NOTHING

Doorway to ensuite moving.: AS PREVIOUS, BUT THEN YOU NEED NEW DOOR FRAME (PROBABLY). EXPECT ABOUT 400

Probably 10 of the sash windows renovating.: WHAT DOES THAT MEAN? REPLACING 10 SASH WINDOWS = 2K, ROUGHLY. SANDING AND REPAINTING, MIGHT ONLY COST 500 QUID OR SO.

central heating installing since it has been stolen (property is empty):ABOUT 2K IF YOU DO MOST OF THE WORK YOURSELF, BUT THAT'S A PIG, MORE LIKE 4.5K IF SOMEONE ELSE DOES IT

walls hacking back and replastered.: HOW MANY WALLS? I'M GUESSING 2K, ANYWAY.

manky gas fires removing.: A MERE 200 QUID OR LESS.

Decorating & replastering costs in addition. Those estimates are what I think we paid for similar work in last 10 years; this was well outside London/SE/Shire counties, mind.

Phone around about the plastering, when the time comes. We had a great plasterer, when he was sober available. His prices undercut everyone by miles and did a fab job. The estimates of time/cost for plastering can vary hugely, anyway.