Renovating run down Terraced.Which tradesman do I employ first?

bobbentos

My partner & I have recently bought a VERY run down terraced House near us for a knock down price. We are planning to renovate the House to either sell it or rent in the future. This is a 'Project' for us so we are in no rush and we don't want to live in it. We are under no illusions to the size of the task. So bad is the House that it is obvious that it needs COMPLETELY re-plastering, a full re-wire & a new Central Heating System. We have a Budget of £20,000 for all the necessary works. Providing we only spend the £20,000 the House will have cost us £65,000 in total, whereas similar properties in the immediate vicinity are selling for £80,000. So, to my questions....

As part of our 'Project' we will appoint the various tradesmen:

Electrician for rewire & alarm
Plasterer
Plumber for Central Heating System & Bathroom.!
Joiner for windows & doors etc.!

Q1: Which order do we appoint the various tradesman? Who comes in first? Plumber? Electrician? Plasterer? I ask this because I assume there are regulations that cover the location and placement of Water pipes & wires etc. Ie, can they cross over etc? Because we have time on our side I would like to appoint one tradesman at a time to completely finish his job. Then appoint the next tradesman and so on. I am keen to avoid the problem of the 2nd or 3rd tradesman not being able to carry out his work because he has been hampered by the works of the previous tradesman. So basically, what order do I get the guys in? !I assume it goes:

1: Electrician or Plumber.
2: Electrician or Plumber.!
3: Plasterer because all pipes and new wires will now need to be buried & plastered into walls.!
4: Joiner for windows, doors & skirting.!

Is this order correct? If it is not, could somebody please explain the correct order & why?!

Thanks all!

Hintza

The order we have had them done should have been windows then plumbing then wiring (P and W can probably be done at the same time) then plastering then skirtings, window ledges and doors etc.

Our plumbers moaned the electricians work had got in their way.

But get the windows done early (might affect the plastering)

anotherbaldrick

Plumbers and electricians together, they can take it in turns to make the tea, then carpenter for windows skirting boards etc then plasterer and tiler

hazybubbles

if you are getting windows replaced do that before the plastering as it will cause damage to the plaster. We also got the window people to leave the protective tape round the frames so once the plastering was done we could just peel it off they were all nice and clean.

Doozergirl

Hintza wrote: »

Our plumbers moaned the electricians work had got in their way.

LOL! I promise the electrician will complain if the plumbers go in first as well! Both around the same time and they can fight over what goes where.

manda1205

hazybubbles wrote: »

if you are getting windows replaced do that before the plastering as it will cause damage to the plaster. We also got the window people to leave the protective tape round the frames so once the plastering was done we could just peel it off they were all nice and clean.

From what tradesmen have done in our house(although they really arent great men but we rent so no choice), I really would advise against this. They have fitted a bathroom window and conservatory and both times left the blue tapes on them and then when they'd finish leave it to us to peel off, only thing is they'd then stuck plaster and mastic(sp) to it, so you cant peel it off in one go as half is stuck under the mastic.

phill99

But it isn't a case of one tradesman coming in, doing his stuff and then going. They have first fix and second fix. Eg in a bathrooom, the plumber would do a first fix which is where all the pipe runs for loo, basin, bath etc are put in. Then the plaster will come in to plaster, box in pipes etc. Then the plumber comes back to do second fix which is where he actually puts in and connects the loo, basin, bath etc.

So the process would be

Electrician first fix
plumber first fix
plasterer
Electrician second fix
plumber second fix

Hintza

phill99 wrote: »

So the process would be

Electrician first fix
plumber first fix
plasterer
Electrician second fix
plumber second fix

But windows 1,2 or 3 but certainly before pasterer.

phill99

Hintza wrote: »

But windows 1,2 or 3 but certainly before pasterer.

Get your windows done first.

dampdaveski

Bob,
The very first thing to do after you have chosen your tradesman is to organize a site meeting with them.
Sit down with them all and discuss it, this way your contractors know who everyone else is and they will take ownership of your project.
Basically you need to be doing the following

Pre start meeting
Stripping out works (old plaster off, and other waste removing form site)
Do the floors need repairs? or concrete replacing?
Wooden floors? find out from the sparks what he wants leaving loose
Concrete floors? check with sparks & plumber to make sure they don't need to do anything before floor gets laid
Are there roofing and guttering works required? - Do these 1st
Electrician & Plumbing first Fix
Sort windows out
Replaster
Sparks & plumber 2nd fix
Kitchen fitter?
2nd fix joinery - skirts & doors etc

fail to prepare, prepare to fail - bit cheesy but ohhh so true

Good luck with it

Homersimpson

manda1205 wrote: »

From what tradesmen have done in our house(although they really arent great men but we rent so no choice), I really would advise against this. They have fitted a bathroom window and conservatory and both times left the blue tapes on them and then when they'd finish leave it to us to peel off, only thing is they'd then stuck plaster and mastic(sp) to it, so you cant peel it off in one go as half is stuck under the mastic.

You need to run a stanley knife down the edge before removing the tape, thats what i've done with mine and it works brilliantly.