Renovate vs Demolish & Rebuild Cost

Mark-W_2

hi all,

I have seen a semi derelict rural house close to where i live in west/north yorkshire that im interested in buying, im after a little advice on possible rebuild costs.

It appears to be a 1930's ish brick 3 bed detached house, having a walk around the outside as its all boarded up there are a couple of noticeable large cracks within the structure.
It does appear to have mains sewerage, Electricity & telephone which have been disconnected.

I know there are no precise answers to my questions, they are more for budgeting reasons to see if this is a viable project.

What would be a good estimate for renovation cost?

What would be the demolish and rebuild costs?
(I would reuse the majority of the brick work and timber where possible.)

Thanks for any replies

Mark.

Bluebonnie

Before going any further with this:

Ask yourself why the house has big cracks and has been boarded up.

Subsidence? Mine workings?

If yes, why would anyone want to demolish and rebuild on a site like that?

Mark-W_2

hi bluebonnie and thanks for the comments, definitely something to look into a little more.

From what i know of the area its all arable land, with no mining in the last 100 years or so.
Its reasonably close to a waterway so possible that has had some affect.

It would seem that the building & land are currently being used partially as storage for a local farmer. He has 10/12 buildings within 1/2 mile that are also being used in a similar manner.

All i can assume is the building is circa to requirements and has been left decay by the farmer, there are a lot of buildings in similar condition.

Yorkie1

If my very rusty memory serves right (and it might not!), I think you need planning permission to demolish and rebuild - in which case you'd need to factor that into your costings.

dimbo61

You may also find out that there are restrictions on who can live in the property !!!
Farmer and his family?? so check this out with your solictor before spending money on surveys

WestonDave

Specifically look for agricultural ties - what dimbo is talking about. Certain rural properties can only be lived in by people working in agriculture as a planning restriction. This might also be why its derelict in that there is no-one near enough in that line of work to take it on.

JQ.

Don't forget that on a newbuild house you can avoid VAT on much of the work - that's a 20% saving straight away. You will have to pay VAT on a refurbishment.

Fuzzyness

check with the council to see whether someone else has tried and failed to get planning permission for a new house. that might explain why its still there as theyve been unsucessful. this wouldnt affect your other choice of renovating it but i'd tread carefully without knowing the full condition that the buidlign is in.

johnnyredgate

Hopefully the property is old enough to not have any agricultural living restrictions attached to it. If it has been derelict for a long time it may not longer be classified as a dwelling, check this, although in theory Councils should be keen for it to be reinstated, you should have some permitted development rights for a replacement build, we are having a dilemma with our house, whether to renovate and extend or rebuild. A big advantage of a replacement build is that you would not be liable for VAT on any of the costs, so big savings, whereas it would be at 20% for improvements and extension. If the property has been empty for long enough though you may be able to renovate it with a significantly reduced VAT rate, not sure what is currently at but a while back when we looked into this I think it was around 5%. The farmer may be able to tell you something about the movement in the first instance and likely cause if he has owned the land for a long time, although if you were going to proceed you would obviously need expert opinions and may need to have foundations to cope with any likely problems