Help me price renovation work!

Dinah93

Hi all, thanks for clicking, your help is very much appreciated.

We are currently considering putting in an offer on an ex council house that needs a LOT of work. Any advice is appreciated, but we're a bit baffled on how much the works to do to it will cost and rough estimates are a bit too rough when buying your first house!

I'm going to list the known works that need doing, if anyone can give me an idea of how much any of these will cost I'd really, really appreciate it.

1. Install an oil central heating tank and connect to house
2. Convert solid fuel central heating system to oil, additional radiators in two rooms.
3. New bathroom
4. Put in a boiler
5. Insulate an outdoor building for use as a utility
6. Adapt loo and sink water supply to use as supply for utility room
7. Convert a corrugated roof to a flat roof (presume felted)
8. Put on a 4.5metre (length) x 3 metre (wide) pitched roof single storey kitchen extension on. Will require a steel beam due to opening up of back wall. No windows, one double set of french doors only.
9. 2 new upvc wood effect windows (small loo window and larger room window for dining room). Both need new openings creating for them.
10. 1 new window into existing opening for utility (small window)
11. Complete rewire of 3 bed 2 storey house.
12. 2 new wood doors
13. Insulate loft
14. Repair roof lining as it has some holes in under the tiles
15. Line chimney and install a stove#
16. New Kitchen (I know, how long is a piece of string!)
17. New bathroom (bath, shower over, sink, loo)
18. Wooden flooring for approx 40 square metres.

Possible additional work:

1. Put in permenant staircase into attic. Alternative is to construct a bigger hatch and just have drop down stairs.
2. Put on box dormer extension (approx 2-3 metres long)
3. Put electricity supply into this attic for light and power

The rest of the work can be done ourselves as my dad is very experienced in DIY and small building tasks and my fiancee has a lot of enthusiasm and is handy, although this is a big project for him!

We're in the North East if that effects prices. Again, thank you so, so much for reading.

Doozergirl

I'd budget at least £30,000 and be exceptionally grateful if I got chage from that, especially considering the surpises you always get, even if I were heavily involved and managing it myself. Is it going to be worth it on an ex-council house in the NE? How much more will it be worth when finished?

Presumably you already know about the building regs issue on your single skin? corrugated roof? outbuilding.

Dinah93

I'm a planner so I've got a good idea on the issues, and a lot of mates in building control! I had estimated £30k, but was starting to think it would be more, so I'm glad someone with a lot of experience has thought similar to me.

The house is in a very, very desirable village, average selling price for a 3 bed is 239k, even with this being ex council we're hoping we'd be able to get £170-£180k if we wanted to sell it, which would give us a clear profit margin/negative equity buffer just in case. We actually want to live there though, its just an affordable way to get into that village. One of only 8 ex council houses in the village that are all now private ownership so its not a big estate or anything.

lisal0u

Hi,

We have almost completed a big renovation of a 3-bed semi and we have spent around £30k!

Dinah93 wrote: »

1. Install an oil central heating tank and connect to house
2. Convert solid fuel central heating system to oil, additional radiators in two rooms.
3. New bathroom - We spent around £2k
4. Put in a boiler
5. Insulate an outdoor building for use as a utility - £700 but included a door being bricked up.
6. Adapt loo and sink water supply to use as supply for utility room - £120
7. Convert a corrugated roof to a flat roof (presume felted)
8. Put on a 4.5metre (length) x 3 metre (wide) pitched roof single storey kitchen extension on. Will require a steel beam due to opening up of back wall. No windows, one double set of french doors only.
9. 2 new upvc wood effect windows (small loo window and larger room window for dining room). Both need new openings creating for them.
10. 1 new window into existing opening for utility (small window)
11. Complete rewire of 3 bed 2 storey house - £3k
12. 2 new wood doors - Our uPVC ones were £600/each so wooden will be more expensive.
13. Insulate loft - Very cheap, we did it ourselves for about £20
14. Repair roof lining as it has some holes in under the tiles
15. Line chimney and install a stove# - Our chimney lining cost about £1k inc fitting of a hole in the wall gas fire. The scaffolding was £500.
16. New Kitchen (I know, how long is a piece of string!) - We have just had an Ikea kitchen fitted (8 base units, 2 floor to ceiling and 2 wall units and oak work surfaces) for £3k, £600 fitting
17. New bathroom (bath, shower over, sink, loo) - See above
18. Wooden flooring for approx 40 square metres. - We have installed engineered oak flooring and 35m2 cost us £900. We have fitted it ourselves.

Possible additional work:

1. Put in permenant staircase into attic. Alternative is to construct a bigger hatch and just have drop down stairs.
2. Put on box dormer extension (approx 2-3 metres long)
3. Put electricity supply into this attic for light and power - Make this part of the rewire as it will be much cheaper.

We are also in the NE so prices should be similar.

Hope this helps a bit and good luck!
Lisa

Dinah93

Thanks Lisa thats really helpful, I can start pencilling in my spreadsheet!