Help with costs for a major house re-furbish

jane.norman

Hello DIYers,

We are looking to make an offer on a house we like. But the house needs some doing up. When it comes to DIY, I am a complete noob. Therefore, if we buy this house we would be hiring professionals to do the job. Please could the experienced DIYers give me an estimate for the following jobs, if it is to be done by proper trades people:

1. Two windows of size 130mmx115mm, and one of size 90x115mm needs new double glazing.
2. The entire conservatory is in a bad state - the dwarf wall and the floor is OK. But, the glass work (sides and roof) needs replacing. The conservatory has a no electrics. We would like to extend electricity to the conservatory.
3. Downstairs cloak room has a toilet and washbasin - both needs replacing.
4. Main bathroom - wash basin, bath tub, toilet would need replacing (the flush for the toilet is concealed inside the wall...I don't know how difficult it is to replace it ?!). Besides, the tiling for the bathroom walls need replacing.
5. Couple of radiators would also need replacing.
6. I am told the boiler is 24 years old. We would like to replace this too.
7. All the walls have wall paper. We would like to strip it and paint the wall. IMHO this seems like a beginners task...and we might be inclined to try this oursleves.

I am looking to gather an idea of the cost involved so that I can use it to calculate my offer price (and my walk away price).

justjohn

If you are looking at tradesman rather than a diyer then hope you have a big cheque book lol

Leif

The cost depends on where you are, and current demand. I suspect it also depends on how flush the trades think you are. A bathroom refit would be £4K and up. Boiler replacement £2K and up. Rough figures only.

Bear in mind you might need new doors, architraves, skirting board, window boards, walls plastering (what is behind the wallpaper) and so on. What is the state of the heating pipes? And radiators? Ceilings (you did look up didn't you)?

Painting walls and woodwork is not too hard if you are careful, and research beforehand what to do. Preparation is key. It can take much longer than the actual painting. I speak as someone who had never painting anything until about 1 year ago, and I have since repainted my house.

I think some people have an aptitude for DIY. If you are methodical and good at handicrafts, cooking, sewing etc then you should be able to do some work yourself. It is important to research beforehand, using forums such as this, as knowledgeable people (not me ) are often very helpful. That said, it does pay to know your limitations, and perhaps not be silly first time round.

justjohn wrote: »

If you are looking at tradesman rather than a diyer then hope you have a big cheque book lol

A house refurb can easily cost £30K including new CH, kitchen and bathroom.

One big problem is finding GOOD trades. There are many trades out there. Some are excellent. Many aren't. Recommendation is the best route, but not guaranteed.

I was looking for a house a year or two ago. I saw houses needing refurbishment go on the market at £350K, and I knew they were worth much less. Estate agents try it on, knowing nearby properties in good nick went for that much. One went for £272K, another for £300K, and another for £320K (started at £390K). So there was a steep drop from the initial price.

jane.norman

Leif,

Thanks for the rough estimates...that's what I am looking for. My guesstimate for all the works listed in my post and some kitchen refurbish and carpets was about £23k. Btw, this would be in Bristol.

Bear in mind you might need new doors, architraves, skirting board, window boards, walls plastering (what is behind the wallpaper) and so on. What is the state of the heating pipes? And radiators? Ceilings (you did look up didn't you)?

How do I find out what's behind the wallpaper? I assume, it is pasterboard. But, I'll have to check. This being summer, I had no chance to check if the radiators are working. But, I plan to view the house again after making an initial offer.

Jojo_the_Tightfisted

Don't assume it's easy if you just get the wallpaper off.

The horrors that can be concealed by poorly painted anaglypta can only be hinted at for fear of sending you screaming to the hills.

Try:

Khaki gloss paint.

Orange gloss paint.

Fablon (sticky back plastic) sheeting.

No plaster.

Mould. Oh, the mould.

Holes big enough to put your hand through.

Rotten doorframes.

Artex. Painted with gloss paint.

Lead based paint.


And they're just the easy things to deal with.



I've just started decorating my place - no real problems as it's newbuild. I've still had to replace sealant, fill, sand, repair, adjust and suchlike. You'd be surprised at the work involved.



Concentrate on keeping the place clean, dry and warm first. Then look at the most pressing needs (like if the heating doesn't actually work or hasn't been maintained properly) and the most messy/disruptive jobs. The pretty stuff like paint and things comes later.

Leif

jane.norman wrote: »

How do I find out what's behind the wallpaper? I assume, it is pasterboard. But, I'll have to check. This being summer, I had no chance to check if the radiators are working. But, I plan to view the house again after making an initial offer.

My walls are plaster on concrete blocks. Most wall paper came off in large sheets, almost an entire wall at a time. Underneath I found grey plaster full of small holes, areas where the top layer of plaster had fallen off, and tanking, which is a non gypsum based plaster used for damp proofing. Oh, and loads of large cracks made I assume when double glazing was put in.

How do you find out? Dunno! The good news is that minor damage, such as 6" holes can be done by you using a filler such as Easi-fill. Otherwise you'll need a plasterer.

What about electrics? I think you'll need a new fuse box if you rewire the kitchen., not sure though.

From my experience it is cheaper to hire trades than a builder. In the latter case he/she hires the trades, and adds commission, which can double the cost. But you need to know the correct order of doing work. Don't plaster then rewire.

And you'll need to drain down and remove the radiators. Now that can lead to heated discussions here.

gibson123

Jane, I would be very tempted to also put in a cost for replastering the walls and some ceilings, with the building work you are doing and the wallpaper conundrum, I think it is probably unavoidable.

Leif

chalk_paint wrote: »

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And we have free spam reporting.

robatwork

Leif perhaps choosing xxx.xxx wasn't the best selection of domains! Nobody wants to see a half naked decorator.

keystone

or even worse a fully....... No lets NOT go there.

Cheers

Leif

robatwork wrote: »

Leif perhaps choosing xxx.xxx wasn't the best selection of domains! Nobody wants to see a half naked decorator.

I must admit that was not the best choice of domain.