Unfinished House - 1st/2nd Fix costs?

smcqis

I have seen a house thats being sold as seen. Its complete on the outside as in watertight but the Estate Agent says "there is no first nor second fix work carried out nor internal joinery and is not plastered. There are no electrics or plumbing to the property and some internal wall have not been completed" I have not inspected the property, only an initial inquiry by email after seeing it online.

I was under the impression that first fix was from foundations to getting it water tight (including water pipes and electricity wires)? But if the EA says there is no first fix, have i got it wrong or has the EA? Surely if its watertight it would have the majority of first fix complete?

What range of money would it cost for such a property to do this work up to living standard on a 2600 sq ft property bearing in mind its watertight and "finished" from the outside? Or even how much would it cost to get a house watertight? I assume this is the least expensive bit of buying a house?

I appreciate that question is "very out there" but it sounds like big costs? it is a big house and is on for £200k

Doozergirl

It's not the least expensive bit! You're about half way through the expense.

First fix in my mind is when the shell is up and watertight, the plumbers and electricians come in and lay the basis of all the stuff you can't see when the house is finished and the carpenters come in and start on stud walls etc. Then you plaster etc and second fix is connecting everything up, installing kitchens, sanitaryware and finishing off.

As a layperson, I'd expect the bill to fall in excess of £80k on a house that big. £200k would be a very fair price where I am for a shell that large though - where are you?

It will be a cash only purchase and you will have to investigate warranties as it will still be unmortgageable when finished unless it comes with a 10 year warranty.

smcqis

Thnaks for that reply, its out of my price range but when i seen it was curious so thought i would ask so i would know for the future. The house is in Northern Ireland. The house is massive to say the least

DVardysShadow

Doozergirl wrote: »

First fix in my mind is when the shell is up and watertight, the plumbers and electricians come in and lay the basis of all the stuff you can't see when the house is finished and the carpenters come in and start on stud walls etc. Then you plaster etc and second fix is connecting everything up, installing kitchens, sanitaryware and finishing off.

Agree. I have always understood 1st and 2nd fix to apply specifically to plumbing and electrical trades who will work in 2 stages, rather than to the shell - although having those trades in means you have a secure shell.

1st fix is laying pipes and cables in place, then the interior is fitted out and second fix is terminating and connecting those pipes and cables.

PasturesNew

As a rule of thumb, the house would have to be a right bargain because you have no way of telling how shoddily the work's been done so far.... a typical buyer might be a builder, who will strip it back and almost start again so they can be sure.

It's a big risk if somebody didn't even have the cash/borrowing to finish it; it should flag up the fact that they might not have a clue what they were doing and the build so far is full of bodges, skimpings and make-dos.