Can you please help me budget? How much should I expect to be quoted?

Miss_Piggybank_2

Hi everyone,

I'm considering purchasing a 3/4 bed Edwardian terrace and am trying to figure out how much to budget for jobs that might need doing (this will also help me decide on my offer). Accommodation comprises entrance hall, two reception rooms, kitchen, utility room, landing, three bedrooms and a box room and a bathroom.

First priority is rewiring -- the electrics look old

Second priority is boiler -- again it looks old. In a previous house I had a Worcester installed and I've never had anything so good since. I know for the old boiler, new fire surround and gas fire it was £3600 but that was a much smaller house. Would it be about the same now?

Third priority is kitchen -- the current one is literally dropping to bits. It's a big space -- 11'6" x 18'6" and the kitchen is laid out in a 'U' shape with space for a dining table in a corner. I don't know if any of the carcasses can be rescued and recycled, I'd like to if I can to keep costs down. Also wondered if I could alter the layout without too much expense -- maybe have the units lined up against the long wall and another line of them parallel with a wider worktop to jointly act as a table. The flooring would need to be replaced, a cooker and hob acquired and the whole thing redecorated. Suspect this will probably be the most expensive project in the whole house! I know it depends a lot on the kitchen you choose and finishes, but I'd say 'average' for everything. Definitely no grantine worktops (although I'd love to! ) and a B&Q-esque make.

The remainder of the work is basically redecoration which can be done in batches as I've saved up to do it, everything else structurally seems ok -- damp proofed and insulated, uPVC double glazing installed as part of a local council scheme.

Any advice would be very much appreciated with regard to anticipated costs and also if anyone can think of how to tackle the kitchen in the best way.

Thanks!

fluffpot

Re the electrics - best to get a Periodic Inspection Report (PIR) done which is a full test of all the electrics. This will tell you if anything can be saved. It will be about 1 days work for a sparky, but could end up saving you lots of £. Don't do any decoration until this is done.

BTW in the New year the name of the report is changing to an Electrical Condition REport (ECR) - same thing though

HTH

Miss_Piggybank_2

Thanks very much, sound advice!

ormus

for rough budgeting allow,
3k for the sparks.
3k for the boiler/fire.
6k-12k for the new kitchen.

Leif

Don't forget that if there is wallpaper, and you intend to replace it, you might not like what you find underneath e.g. blown plaster, cracks etc. What about windows? And window boards, skirting, architraves? Are the heating pipes sound?

I would not save old kitchen carcasses. They do not cost much, and since they are chipboard, they don't last that long.

Miss_Piggybank_2

Thanks very much, that's really so helpful!

The windows are fine, they were only installed a couple of years ago and there's good deep insulation in the loft. Roof and drainage looks ok to my uneducated eye -- tidy and no missing tiles or overgrown gullies etc.

I didn't consider the plastering though (all rooms are heavily wallpapered which is now giving me pause for thought). Given the period of the house the ceilings are high which means bigger walls to replaster if it's necessary Is there a ballpark figure for this? Another thought I've had is that at some point the owner has made an opening between the lounge and dining room (originally two rooms) and I was wondering if it would be expensive to alter it back?

Also, in what order should work be done to limit disruption? Assuming it needs:

1. rewiring
2. wall putting back
3. replastering
4. new boiler & fireplace
5. new kitchen
(Redecoration obviously comes last!)

Thanks again!!

ormus

you need to do a lot more planning upfront.
ie
theres no point in plastering or doing electrics if youre completely redoing the kitchen last.
you need to decide where exactly any new pipes and wires are going first.
ie
the sparky can do first fix, then ready for second fix later on. (final connections).
.

Leif

You might not need to have the whole place replastered even if walls are a bit rough. It all depends how much work you are prepared to do yourself.

You can strip wallpaper then put on lining paper and paint, or wallpaper. That way the walls do not have to be perfect. Be careful stripping wallpaper. Steamers are renowned for blowing plaster, as I found out after the event.

Alternatively, if there are no large holes, fill with Easi-fill, Tetrion, or whatever, sand and paint. I've done holes to 6" across, and a very deep crack beneath a window board, along with nasty cracks near the ceiling (nothing structural).

My guess is that filling a hole in a wall is not such a big job, as the filling would not need to be load bearing. Depending on the walls, it could be a frame made from wooden slats with plasterboard screwed on, and skimmed, or breeze block with render and plaster. Hopefully someone who knows will give you reliable information.

Hejo

I found this site useful:
http://www.buildingsheriff.com/job-costs.html

Miss_Piggybank_2

Thanks everyone!

Had a second viewing yesterday, took more care in looking round and noticed that there is a problem with damp in the lounge, particularly the bay. Also most of the plaster in the house I suspect will need renewing.

I'm fortunate enough that I know a plasterer and he has given me a price of £1500 to do the entire house, based on it being empty when he does the work.

My main concern is the damp. The property is empty and has been for 12 months. Therefore no heating could be one cause of the walls feeling wet. That said, I can't find any evidence of a DPC, although was told that the property had had one. In the bay at the front of the property the ornate plasterwork at the top of the window is ruined through a leak of some sort (although this could be historical and now rectified). A corner of the room at teh front elevation also has salts coming through and disintegrating plaster, presumably through damp.

I was reading a thread that DPC are a mask for real issues of damp, mainly bridging, condensation, leaks etc etc. Threfore I wondered whether (if I were to have the whole house plastered anyway) I should bother with a DPC?

Thanks for your time!

bradleigh1977

You know a plasterer who will do your whole house for £1500, is that including materials? Is that just skimming? or repairing holes, removing bad plaster and bonding/boarding. If its £1500 for everything then i would get him booked!

If your house don't have a DPC, and your going to be gutting it, and re plastering the whole house, then get one put it. Get a de humidifier put in, as its been empty for ages, this will get rid of a lot of the condensation, if you have any.


brad