Flat refurbishment costings...???

jamiez

Hi

Im looking to get a flat im buying in SW London totally refurbished. Ive had a couple of quote, but just wondering what any of you guys thought at the details below and what you though it would all cost to get done.

Here is a breakdown of the work required.

Its a 3 bed ground floor flat which is approx 700 sq foot.

Its JUST for a labour only quotation, I will supply all materials, - but should include wires/consumer unit/lights for rewiring job and all materials required for plastering.

High level of work needed to be done is:

remove and fit new kitchen and appliances (14 base/wall units)
remove and refit new bathroom suite
fully re-plaster entire flat walls/ceilings EXCEPT bathroom/kitchen
rewiring/consumer unit

Reception Room

Client to strip wallpaper. To provide new wiring to 4 off new white M.K double sockets, and one ceiling rose. To fit new fireplace, (to be supplied by client). All walls inc ceiling to be sealed with p.v.a unibond, then coated with two coats of multi finish plaster. Laminated flooring to be laid, supplied by me.

Bedroom 1

To provide new wiring to 4 off new white M.K double sockets, and one ceiling rose. All walls inc ceiling to be sealed with p.v.a unibond, then coated with two coats of multi finish plaster.

Bedroom 2

To provide new wiring to 4 off new white M.K double sockets, and one ceiling rose. All walls inc ceiling to be sealed with p.v.a unibond, then coated with two coats of multi finish plaster.

Bedroom 2

To provide new wiring to 4 off new white M.K double sockets, and one ceiling rose. All walls inc ceiling to be sealed with p.v.a unibond, then coated with two coats of multi finish plaster.

Kitchen

To provide new wiring to 4 off new white M.K double sockets, and one ceiling rose. No walls or ceiling to be plastered
To take out existing kitchen units, install new units and appliances, tile above worktops and floor area.

Bathroom

No walls or ceiling to be plastered. To take out existing bathroom suite, install new suite, tile walls and floor area

Hallway

Provide new wiring to 8 down lighters/halogen light lights. All walls to be sealed with p.v.a unibond, then coated with two coats of multi finish plaster. Laminated flooring to be laid.


Any rough guesstimates of quotes?

Cheers

Jamie

ixwood

No idea. A scary amount!!

You could easily do half of that yourself, if you're that way inclined and got the time for it. I certainly wouldn't pay anyone to remove anything. That's just donkey work.

Fitting kitchens isn't as hard as you'd think either. It'd just flatpack furniture at the end of the day.

How do you know all the walls need plastering before you've stripped them? Are they obviously ropey? plastering without getting it perfectly smooth is easy. I'd personally seal the walls (i.e. brush some watered down PVA glue (yes, the stuff you used at school to peel off your hands) and do the 1st coat of plaster myself and then get someone to skim it.

Again, adding new sockets isn't a huge job if there's already a socket near by, you just run extra wires from socket to socket. Before you plaster obviously.

Of all that, a competent DIYer could do all of it, bar some of the plumbing, maybe the lights and the skimming.

ixwood

I'm been trying to work out the price, but I've really no idea where to start really, as I don't use many tradesmen.

jamiez

ixwood wrote: »

No idea. A scary amount!!

You could easily do half of that yourself, if you're that way inclined and got the time for it. I certainly wouldn't pay anyone to remove anything. That's just donkey work.

Fitting kitchens isn't as hard as you'd think either. It'd just flatpack furniture at the end of the day.

How do you know all the walls need plastering before you've stripped them? Are they obviously ropey? plastering without getting it perfectly smooth is easy. I'd personally seal the walls (i.e. brush some watered down PVA glue (yes, the stuff you used at school to peel off your hands) and do the 1st coat of plaster myself and then get someone to skim it.

Again, adding new sockets isn't a huge job if there's already a socket near by, you just run extra wires from socket to socket. Before you plaster obviously.

Of all that, a competent DIYer could do all of it, bar some of the plumbing, maybe the lights and the skimming.

Thanks. Yes, dont get me wrong, id do half of that stuff alsol. But my prediciment lies in the fact that my aim is to get ALL of that done in around 6 weeks (time just after exchange and before completion) so that i can move 3 friends in at the same time as me AND the 1st mortgage payment goes out. Being SW london, rental return is very good so i dont want to miss out. Should i understake all of that work myself, it would take me an age - so all in all - not worth it if im loosing out on rent.

But yes, i agree - i shall be ripping out the kitchen and bathroom. End of the day i wont need to do any capping of pipes since i'll just turn the main water supply off and let them do that as needed!

jamiez

ixwood wrote: »

I'm been trying to work out the price, but I've really no idea where to start really, as I don't use many tradesmen.

OK OK -well ive had a quote, from a reputable and referenceable local builder of £11.6k. They are currently working on a 100k refurbishment project on a house worth 1.4M once done and i can go and look. The pictures he sent look amazing. The lady who instructed them was in the local paper giving advise on property buying/selling - who must be good!

That price includes ripping out the kitchen and bathroom - which I’ll negotiate to do myself and think I’ll do the tiling myself also since im intending on being there for the 6 weeks they estimate it will take to do my place!

What do you think - considering its London prices?