First time renovating, advice wanted.

Bunners

The house looks like new compared to the ones I've been looking at. Blimey, where I live that looks like a new build!!

geoffky

Listen to what the estate agents say very carefully as some will say ..there is a offer on the table..if you go to 75k you might get it,,,in reality the offer was for 50k but he/she has made you think it was just under 75k..very common trick

gallygirl

Great advice given folks, can I pick your brains here. Have seen a gorgeous house, up for sale, not finished. No idea how much has/hasn't been done yet (only saw it on Right Move last night) but am guessing from description. Some things I can price myself & the kitchen is in (but have a feeling the rest of the house is a shell). I'd like a rough idea of what things may cost so I know if it's a goer & worth going to see. External walls built, 'interior walls largely complete', all windows & external doors fitted & roof on. Obviously weathertight as kitchen fiited.

Large 4 bed & study & conservatory. Can anyone give me ball park figures please?

Work required -
1. 'connection of most main services' - dk what (am not anticipating estate agent being able to tell me straight away, they're pretty useless). Assume none connected, what would gas, leccy, water/sewage & phone cost? Properties either side so wouldn't be coming far.
2. 1st fit electrics (am hoping this may be done)
3. 2nd fit electrics including light fittings (not over the top prices)
4. Central heating - 15 radiatiors :eek:. 5k?
5. Plumbing to 2 bathrooms, 1 wc & utility room (am assuming there is pipework in kitchen), hot cold water tanks
6. Plaster large house except kitchen, including ceilings. Assuming not boarded.
7. Assume fit celings upstairs.
8. Woodwork - skirting, door frames, doors (inc. door furniture) etc. I estimate 12 interior single doors, 2 lots of small wardrobe doors, 4 sets of double doors. That's a lot, isn't it :eek:. Stain woodwork.
9. Supply and fit bathroom, en suite & wc - 15k?

As I said, just looking for ball park figures. Small ones hopefully :rotfl:. I have an overall figure in mind (in a sealed envelope. Will reveal later when I see if I was anywhere close )

Thanks.

hethmar

Blimey, are you having marble and gold for the bathroom? Id swop that figure with the heating one - lol

I think you need to get a builder in your local area to price this. It makes a difference where you are in the country as to costings.

Doozergirl

gallygirl, I'd be very surprised for a house with a ktichen fitted to need such extensive work. 1st fix electrics have to be in before the walls that the kitchen sits on get plastered unless they were nuts. I can't for the life of me understand why the 1st fix plumbing wouldn't be done as well. It needs to have at least electricity connected for them to do any work there.

You're better off viewing before you even start to try and budget.

Kev09

The house is not too big, I think you have a good shot of coming in on or under budget, apart form the windows and Kitchen you could shave a little off the other areas, I have bought lots of boilers from these guys and they are really good value!
http://www.mrcentralheating.com/

gallygirl

Doozergirl wrote: »

gallygirl, I'd be very surprised for a house with a ktichen fitted to need such extensive work. 1st fix electrics have to be in before the walls that the kitchen sits on get plastered unless they were nuts. I can't for the life of me understand why the 1st fix plumbing wouldn't be done as well. It needs to have at least electricity connected for them to do any work there.

You're better off viewing before you even start to try and budget.

Yes well, turns out kitchen is also bare walls - although there is a photo of a fitted picture in ad - which must be against trading standards or something . They had an open day Sat, which was prior to me finding house, as I am expecting it be sold this week. I will ring on Weds & see. There are a 'few issues' with things not conforming to plans - some are straightforward, e.g. no balustrade on balcony, but some may be more problematic - rest assured I will take good advice on this :eek:

Estate agent said the estimates for finishing were 50-75k. My 'secret' estimate was 50-60, add another 10 now I know about kitchen & I was pretty spot on "goes off to look up job opportunities as an estimator".

50% deposit needed I believe for work in progress type mortgage so 87.5k deposit needed plus 75k working capital :think:, hmmmm needs some thought. Would be my dream house (house, village & location all spot on) & one next door which was finished 18m ago sold for 335k, so 25% drop........ which is about right for round here - and that's assuming full asking price & top end of budget.

So, all I need to know is are house prices going to fall any further :idea:

Doozergirl

How big is the house? Any idea of square footage?

mstopham

The house I originally mentioned has gone now but I have spotted another that is going for auction. With this in mind I would like a bit of help. The house is in an area that my OH and I would be happy in for years to come and willing to raise a family, it is certainly big enough for a 30 year stay.
We have a budget of £100k and the guide is £75K so expecting £85K, £80K if we are lucky.

So that would give us an initial budget of £15-20K, I say initial because with this property we would be willing to do enough to get it liveable and then do the rest over the course of time.
I was thinking 1 Bedroom, 1 Reception room, Kitchen, Bathroom and windows with making sure the electrics are sound and it is structurally sound.

Having seen the outside I think there will be 3 windows and a patio door to sort.

I have no idea how much this would cost though, anyone got examples of quotes for windows?

mlz1413

mstopham if you have £100k budget is this for everything? because you have not listed fees anywhere. Do you have seperate money for solicitors, do you know if the auction charges buyers any fees?

As you have £10-15k left over for electrics, heating, furniture, kitchen, bathroom and windows I think you are leaving yourself very short, if you then have to take out £X for fees I think things will be very tight.

I did up a really run down terrace, 3 beds, which needed everything, roof, plastering, floorboards, skirtings, doors, wiring and central heating before windows, kitchen, bathroom furniture and decoration and I spent £25k on major works plus 2 years hard labour and my wages most months.

I'm not saying don't do it, just be very careful to only bid upto a realistic price for you, lump sums are hard to come by when you are paying all the bills.