Buying total wreck - how much for...

[NigellaTufnel]

... lots of work!

Know this has been done a bit before, and am studying the threads but if anyone could give me an inkling about the costs for the following that would be marvellous. DH and I will be having a pow wow about this this week.

Three/Four bed terrace house in the expensive part of the SE

In the end we need a ball park, are we thinking £50K? £70K? £100K?

Architect to do plans / project manage
Total rewiring
Install central heating
New Kitchen
Bathroom
WC
2 storey extension for kitchen / other bedroom
Replastering

Many many thanks

more than a £100k in the South-east - 50-60 will be for a 2-storey extension.

at least 100k, probably 150

do not let an architect project manage, he will bankrupt you (unless you are planning something drastic eg ripping out the whole of the back wall and replacing with plate glass or similar, in which case you will be bankrupt anyway)

either get a project manager who can also do the plans, or get an architect and a project manager separately.

NB your budget doesn't appear to include decorating, carpets, garden or contingency (for when they find knackered roof joists / dry rot, flood the bathroom etc)

Have you planning permission for the extension? If not are you sure you will get it?

Some of it is up to you.

Kitchen and bathroom can cost anything between 1000 and 80,000, depending on what kind of kitchen you want.

We were originally budgeting 80k for renovations to our house, but have just spent 18k on a kitchen, so that may be that budget out of the window.

Don't forget the expense of boring things like paint, decorators, flooring, grout for tiles, new window handles, new door handles, etc. etc. You would be amazed how much the boring things cost!

Thank you so much.

We will need to decorate/ get carpets etc. so goodness knows how much that will be.

where would we find a project manager?

The thing is, neither my DH and I really want to be the ones to shout at the builders when they fall behind / don't turn up. We would like someone else who is experienced to do it for us.

Re planning permission - looking at the other houses on the street I think that we would be OK for a one storey extension at least, but maybe not a two.

Do architects charge a percentage of the build fee?

If you find a good builder you probably won't have to shout at them and they will turn up!! You will need architects plans drawn up and approved through planning and a good builder would manage the project. An independent project manager would probably charge 10-15% of the fee.

I would estimate the works to be in the region of £100k - depending on type of kitchen and bathrooms.

I think that I'll need a thread now about how to get a good builder!