An impossible question but please can you help.

sazzy6

I am a FTB and I have found a house I love-I have now looked at about 50 so it has not been a snap choice.

It is a 1850 brick built terrace in need of some major TLC.

Now this is where it gets impossible. I have no idea about costs of plumbing and electrics. So I have no idea if I can afford it.

Does anyone have a ball park figure to re plumb and wire a 2 bed house with cellar?

It also needs new windows (it has 8 windows) and again I don't really know how much this would cost.

I am not going to be able to do everything in one go but if I got the big stuff done first then things like bathroom and kitchen can wait as they are livable-just!

Also if the 'bones' of the house are sorted then I can make my way through the house and decorate as and when I can.

catkins

You need to give the area as London prices are usually higher than other parts.

sazzy6

The north west Preston area.

Alias_Omega

Re-wire..

£3000

plumbing - 1 bathroom, 1 med kitchen (dishwasher, washer, 1 sink, no utility room), 1 rad per room, double rad in lounge..

£2500

sazzy6

Great. Now another very daft question: would all the house need to be re-plastered after it has been re wired?

evilgoose

I renovatting a 1950 brick semi in S wales.

£8000 from brown UPC DG, inc 1 bay window. 7 other windows, front and back door and changing 1 of the windows into french doors (inc enlarge opening).

Replasting after rewire depends on how you do the work - just chasing out for the wires? and then fill in over the chase. - I've knocked off the walls so having a full replaster. (I had gas lights upstairs so very little exisintg electric in place upstairs except in plastic trunking).
You could rewire with trunking - I dont think it looks as good, but would be quicker anc cheaper.

I'd guess you've got black mortar plaster stufff - which is horrid and creates loads of dust which gets everywhere when you start working on it.

By above prices I think I've been had for the plumbing! - my mates is ddoing it for me and charged £3500, including removing the solid fuel boiler and replacing with a combi, new rads plumb bathroom and kitchen.

I've been quoted 2200 for a rewire - with me doing the chase work.

sazzy6

Thanks for that-really useful to hear from someone actually doing it!

I hope I can afford to do this-argh the stress!

evilgoose

I keep thinking that! People thell me it will be worth it in the end!

I'm not a builder so I'm learning as I go along. I'd hoped to finish the whole house in one go - if you know what I mean. But its taking so long and is v expensive!

A few things I've come across which may be of help:- (some sound a bit of a cliche!)

Never underestimate the amount of dust caused by doing any work involving the old plaster.
Expect the unexpected!
If you can do the 'dogs body' work yourself and your builder is ok with it you'll save money. I'll be doing the dogs body work for the plasterer.

good luck