18k renovation, quote good?

revs

Hi All,

First post for me - proper useful these forums so I'd thought I'd get some expert opinions from you guys. Just want to know your opinions on these jobs quoted:


The property is a 3 bedroom dorma bungalow...



To remove existing Bathroom suit, remove all tiles from walls, remove brick wall in corner to enlarge floor area, plaster all walls and ceiling, fit new door and casing to reverse opening of door into room, fit new suit in white, £2800


to remove existing staircase, fit new purpose made timber stair case with spindles, make good all plaster work, £3370

To remove kitchen wall and fit steel beam to engineers spec,
remove existing kitchen units leaving temp sink unit on line,make good all plasterwork, remove dining window, cut out brickwork and fit whitie pvc french doors, relocate existing radiator £3450


Rebed all ridge tiles, re aligne and replace a number of existig tiles, Fit new MARLEY dry verge end to both ends of house roof, repoint chimney stack and renew lead flashings £1350


to replace 3 number white pvc windows £1300 (two average sized windows and one small narrow window for downstairs WC)


Hardwood Conservatory - To remove existing failed glass units and fit new toughend double glazzed units with new hardwood beading £1230

To fit new door and frame on angle to kitchen area £380 (new opening created)



To fit French doors and furniture to lounge opening £1140 (currently open entrance)

To fit new WC and sink removing electric point to down stairs WC £780


To fit new brushed steel spotlights to kitchen ceiling £412



To plaster all upstairs and down stairs ceilings including hall (skimming artexed ceilings) £1370



To fit new interior doors to all rooms and furniture (7 rooms) £960


Cheers
Revs

Doozergirl

Well, I think it's steep but then I would think that. I could rewire, replumb the whole place, change the windows, replaster all of it, decorate, floor and fit and buy kitchen and bathroom for £18k so I might be setting your expectations high but there is a lot of work there for a builder to add his cut to and I think he has done that.

Do you get a kitchen fitted and a bathroom suite included in that price?

£780 to take out and replace a toilet and sink and fix a socket? £100 for half a day of an electrician which is really pushing it considering it's a tiny job and he's there already doing other stuff. And erm, £100 for half a day of the plumber. So that's £580 for a sink and loo - silly price.

£1140 to fit french doors in an opening? Less than a day's work for a carpenter so that's £150 to him and £1000 for the doors?!

Double glazed units are really cheap. If you're not replacing the frames then I think that price is high - I don't know how many units are being replaced though - is it all of them?

Last staircase I bought (Jeld-wen) specifically designed and made to order with oak string, spindles, balustrading etc - (everything except the treads themselves) cost about £1500. It took our chippy a day to fit with H's help so double the labour and we're talking around £300 to fit it.

I think you could do better than that, especially as I can't see a fitted kitchen in there.

frank.hopper

"To fit new brushed steel spotlights to kitchen ceiling £412"

Fit? or supply and fit? how many? more info required.

keystone

More info required on the whole thing TBH. On t'OTHER thread of the same name (no I don't know why the OP started two) I said get some more quotes in for the same scope of work. All else is speculation.

Cheers

Tucker

It's difficult to check the plastering of the ceiling without having some idea of the m2.

£1350 sounds alot to pay. If you generously allow £150 for materials, you are basically talking 10 days labour (2 men 5 days??). It would need to be a large property for 2 to spend a full week just doing ceilings.

I had something like 85 to 90m2 done on my living room and extension and some tidying here and there in the house and it took 2 lads a day and a half and cost £380, although I provided the plaster so that was labour only.

I am sure labour only the approx cost I was quoted was around £4 to £4.50 per m2.

NeroDIY

The quote for the staircase sounds a bit on the heavy sound. The last timber staircase I supplied cost me about £1100 and half a day to install.

revs

Thanks for the advice...I'm now receiving alt quotes - already got a quote for supply and fit of staircase, between £1700 (pine) and £2600 (oak) so there's over £1500 saved already!!

justjohn

Can you not do some off it yourself??
Some of these guys are on silly money per hour..

vegasvisitor

Interesting read as we're also going to be refurbishing a 3 bedroom dormer bungalow on a similar budget. We get the keys in 4 weeks.

So far I have got a quote for a kitchen from Howden's £2k, no price yet for fitting.

Don't think we need a re-wire.

Think we need new windows. A colleague has been quoted £5k for windows, patio doors and front and back doors for a 3 bed semi (not victorian or anything really large). I was a bit surprised, but maybe I'm in for a shock. I had hoped about £300-£400 per window for ours. We don't need doors though, front door done recently, back door is fairly recent conservatory. So I'm hoping under £3k. Although we have a patio door which may bump that up slightly if we need to replace it.

Bathroom we need to completely re-do. I'm hoping £3k max, and I want some fitted furniture too for that price - maybe sink unit and another double unit same size, then stand alone toilet, new bath and then partial tiling. Don't think we need a shower as there's a separate shower room. Might be tempted to get a electric shower though for in case boiler breaks down!

Carpets I'm hoping £2k max. I might be wrong though! Don't mind going a bit cheaper for bedrooms.

So I'm at £10k at that point, but I haven't included fitting of the kitchen, and also need other stuff like new doors. Decorating we will do ourselves, with the exception of the stairway which I don't know how to reach! Then we might paint the outside of the house too. I'm hopefully within budget, but might get some surprises!!

sharkie

plasterer is about £180 a day in london, materials extra so £1300 sounds a lot. Do you have a time limit n this job and are you based in SE London?