Cost to renovate 3 bedroom 1930s house?

frankfrankly

Hi all

I found you guys really helpful with my last question on here so....

I have found a 3 bed 1930s house I really like and would like to buy. The problem is it needs extensive refurbishment.

I was wondering if you guys could give me a rough idea as to the price of things, I know it is difficult without knowing the house etc, we are based in the South West.

Want to keep the costs as low as possible, it was hard enough to get a deposit! I am hoping to put kitchen and bathroom on int free and spend abut 10k on the rest is this realistic??

It needs

New electics
Central heating (inc 7 rads)
Damp Proof course
Redecorating throughout
One wall knocked down and rsj put in small room
Two new small windows
New bathroom
New Kitchen
Maybe a bit of plastering, say 2 ceilings worth.
Fireplace

Any ideas, dont know where to start really. I have got a friend who is an electrician and has said he will help. I am young and fit and have done a bit of labouring before so don't mind doing most of it myself (obviously not electrics or gas).

Thanks in advance
Frank

Doozergirl

If it needs some plastering, it needs all plastering. If you think it needs a lot of work, it needs more. With no experience then don't expect any change from £25k on a good day, but expect £30k.

ab7167

10k sounds a little optimistic to be honest... I've just finished renovating a 3 bed house (electrics, new CH, complete replaster and decorate). The heating alone was £6k, plastering £4k, electrics £2k. We budgeted £20k for everything and came in about £17k - that was every room decorated and carpeted and new curtains. But we haven't yet touched the kitchen and bathroom as they are liveable (just!) for now until we save some more money :-) we didn't do any structural work, that is in the next phase next summer. Don't forget about fees for things like building regulations and planning permission if you are doing structural work.

frankfrankly

I am worried we are being a bit hopeful, but its all we've got, so will just have to take a bit longer!

Are the prices you quote including doing the work yourself ? All but plastering and gas I have got friends that cam help. Most of the goods I can get at trade prices.

Appreciate the opinions it is helpful!

Doozergirl

frankfrankly wrote: »

I am worried we are being a bit hopeful, but its all we've got, so will just have to take a bit longer!

Are the prices you quote including doing the work yourself ? All but plastering and gas I have got friends that cam help. Most of the goods I can get at trade prices.

Appreciate the opinions it is helpful!

It's what we do. If I were to take a 3 bed 1930s semi, which I've done quite few times and did it all to my own personal spec and to a good standard then I would really not expect to spend much less than £20,000 project managing it ourselves.

frankfrankly

Doozergirl wrote: »

It's what we do. If I were to take a 3 bed 1930s semi, which I've done quite few times and did it all to my own personal spec and to a good standard then I would really not expect to spend much less than £20,000 project managing it ourselves.

I think what we are aiming to do is get most things in the sales, trade price, do most of the work ourselves beyond project managing, actually physically knocking down walls, putting in damp proofing, doors, windows, decorating etc. My Dad and Wife's Dad have a good amount of experience, they are just out of date on pricings, they will help and advise on the actual work and have done all of the things we are doing before.

I will post back if/when we get the house and let you guys know the progress and how low we managed to keep costs whilst finishing to a reasonable standard.

ab7167

We got professionals for the gas and electrics, the plasterer was a mate so it was semi mates rates, but it was full time for 3 weeks plastering every wall and ceiling bar the kitchen and bathroom. OH and I did all the decorating ourselves. We have budgeted £12k to finish off which is new bathroom, new kitchen, demolish old garage and create off street parking in it's place and some finishing off decorating.

For the fireplace I would recommend you get a chimney sweep in (mine charges £40) to sweep out and tell you if it is serviceable before investing money in a fireplace. We have 3 chimneys, turns out one is blocked so instead of a proper install of an open fire we are just putting a reproduction front on.

Doozergirl

frankfrankly wrote: »

I think what we are aiming to do is get most things in the sales, trade price, do most of the work ourselves beyond project managing, actually physically knocking down walls, putting in damp proofing, doors, windows, decorating etc. My Dad and Wife's Dad have a good amount of experience, they are just out of date on pricings, they will help and advise on the actual work and have done all of the things we are doing before.

I will post back if/when we get the house and let you guys know the progress and how low we managed to keep costs whilst finishing to a reasonable standard.

Good Luck! There's a first time renovation thread on the In My Home Board which you would be more than welcome to join once the purchase has gone through!

slummymummyof3

For windows you could try somewhere like Dunster House, they are made to measure windows on a supply only basis. Windows are easy to fit for a competent DIY'er and significantly cheaper than getting a window company in. Use Screwfix for your sealant/expanding foam etc.

Damp proof course - you are better off getting a company in and getting an insurance backed guarantee (usually 20-25 years) plaster is usually hacked off to a meter in height internally on the external walls being injected.

As far as plastering ceilings; you may be able to get away with tapeing the joints and reskimming. Be aware that the walls may have distemper in a 30's house which is a pain in the proverbial!

You will probably need to allow for loft insulation as well - look out for offers from energy companys. You may also need things like vented ridge tiles fitted as there is a possibility that there will be insufficient ventilation. Have you had a survey for woodworm? Good old Anobium punctatum has a habit of rearing its ugly head in roof timbers, joists and floorboards! Are there floorboards in the upstairs rooms - unlikely to be tongue and groove and may need replacing.

Plumbworld via ebay, offer some good deals on bathroom suites (far cheaper than their actual online shop away from ebay)

Homebase do far cheaper kitchens than the likes of B&Q and Wickes. Don't feel you have to buy worktops, sink, handles etc from the same supplier as the kitchen. For tiles, look at discontinued ranges which will be cheaper and also check ebay.

Do you have the original internal doors? You could get these dipped and retain them as originals. Nitromorse is good for picture rails and bannisters (although staircase components can be extremely time consuming!!!!!)

Radiators and copper pipe are keenly priced in Screwfix and the rads are frequently on offer in screwfix - just make sure you have calculated the correct BTU before you independently go and buy them. Don't use someone like British Gas for your boiler/central heating as they tend to fit the cheapest pipe runs and charge exhorbitant prices - get quotes from local corgi registered plumbers.

Electrics - you won't have cavity walls, they will be solid walls and chasing in for the electrics will add time and cost to the overall job! And lots of dust!!!!!!!

If you aren't in a massive hurry, you will be able to buy materials as you go along and spot a bargain and as such the potential savings will be far greater. I would start with the essentials such as electrics, boiler, dpc and plastering; then decide what room/s you need to be dealt with first in order to keep some form of sanity and so that you have a sanctury to retire to in the evenings (perhaps living room and main bedroom????)

It is possible within your budget if you do a lot of the work/preparation/labouring yourself but it will involve some canny shopping about and some tough negotiating with tradesmen - however, it is still possible to get skilled tradesmen at a reasonable price if you are flexible with when the work can be done.

ConfusedDep

I have just bought a 1930's semi and live in the North of England. As well as everything you have on your list I had a survey done and the bay windows needed replaced and some extensive work done on the timber of the house. My budget for the works comes out at approx £25 k but this excludes the timber work which will be another £10 k

donnaessex

We bought a 1930's house and though it didnt need rewiring or any walls knocked down, it did need everything else that you've listed.

It cost us £25k minimum. We bought everything as cheap as we could which was the wrong thing to do. Carpets needed to be rebought after 9 months, the kitchen doors broke within a year etc. Dont expect your friends and family to do the work either. They may say they will, but theres only so many weekends of someones time you can take without either you feeling bad for not paying them the going rate or them resenting doing the work for you and then you have to get the professionals in at a great cost. My stepdad was great and installed our whole bathroom and then the kitchen plumbing but then his trips to see us started getting more and more rare as everytime he came round I seemed to be asking him to do something. I still feel bad about taking advantage of him.

We did everything ourselves apart from the central heating/new boiler (which alone cost £3,700 back in 2004!) It also eats into you emotionally - me and my husband worked full time, then came home and worked on the house until 10/11pm most nights for about a year. We lived out of one room for 3 months without any running water so had to go to families houses for showers etc. I never got attached to the house even though we lived there for 7 years. I was constantly seeing the bodge jobs we'd done to get things finished quickly and couldnt wait to move house.