Estimate for total refurbishment of 3 bed detacted house

dave9251

Hi
I have a house in linconshire that is 3 bedroom detatched with small detached office and garage. It did have tenants in until three months ago but it is now unrentable due to the general condition of it. I would like to do a complete refurbishment on it( to include office ,garage). Roof to ground. The property is sound structurally . I am able to site manage and source and supply certain materials myself ie kitchen ,bathroom,electrics . My question is to you in the know , is have I completed a realistic estimate ( to include the materials supplied by me).
Total Cost of £63,100

ROOF £7000
REPLACE EXISTING WOODEN FACIAS, GUTTERS AND DOWNPIPES TO HOUSE ,GARAGE AND OFFICE £1500
FIT NEW DOUBLE GLASSED UPVC WINDOWS THROUGHOUT HOUSE AND OFFICE( NOTE INCL 4X 5 PANE BAY WINDOWS) £10,000
HOUSE AND OFFICE ELECTRICS-NEW FUSE BOARD,REWIRE,NEW SOCKETS AND LIGHT FITTINGS £4500
CENTRAL HEATING- NEW BOILER,TANK,PIPEWORK AND RADS £4500
REMOVE OLD CEILINGS AND FIT NEW PLASTERBOARD CEILINGS TAPE AND SKIM JOINTS . FILL AND SKIM WALLS WHERE NECESSARY £2000
FIT NEW BATHROOM SUIT TO INCLUDE ALL TILING ETC £3000
FIT NEW KITCHEN UNTS,WORK SURFACE,TILING AND APPLIANCES
£5000
FIT NEW OGEE SKIRTINGS TO BOTH MAIN ROOMS £800
FIT NEW FRONT DOORS TO HOSE AND OFFICE AND REAR DOOR TO HOUSE ALL WITH YALE PULLER , DEAD LOCK AND ONE LETTER BOX TO HOUSE DOOR £600
TAKE EXISTING LOUNGE WINDOW OUT AND EXTEND OPENING DOWN TO INCLUDE NEW OPENING FRENCH DOORS TO INCLUDE NEW THRESHOLD ETC £2500
FIT NEW VELUX SKYLIGHT TO KITCHEN ROOF AT TIME OF RE-TILING INCLUDING FLASHINGS ETC £400
NEW KITCHEN EXTENSION.-EXTEND KITCHEN TO MEET GARAGE WALL .( 1 M OUT X 5 M LONG ) TO INCUDE ALL NEW TOILET DRAINAGE, NEW SLAB,WALL ETC( ROOF IN ROOF QUOTE)NOTE THIS WILL INCREASE THE VALUE OF HOUSE £5000
KNOCK THROUGH 2M OPENING ( ALREADY 0.8M DOORWAY) FROM KITCHEN TO LOUNGE TO INCLUDE RSJ ( PROBABLY 7'' X 4'' ) AND PLASTER WORK £800
PAINT ALL ROOMS WITH ONE BASE COAT AND TWO TOP COATS EMULSION , ALL EXTERIOR DOORS PRIME AND TWO COATS TRADE , STAIR BANISTERS PREPARE AND COAT WITH GLOSS . PAINT AL EXTERIOR FACIA BOARDS AND WINDOW SILLS . ALL PAINT TO BE DULEX TRADE GLOSS £2000
SUNDERIES LIGHTING ETC £500
DECKING , FRONT GARDEN AND FENCING £3000
INJECT NEW DAMPROOF COURSE TO ALL OF PROPERTY( POSS RENTAKILL) £1000
CONTINGENCY £5000
TOTAL £63,100

keystone

With no disrespect to the work you have done nobdy here can see this job. Some bits look thin (some very thin) others look high, some are woefully inadequately described - eg Roof = £x. Having said that £ 60k could easily be in the ballpark as a total. Your best bet is to get three itemised quotes for the exact same scope of work from contractors who have visited and seen the property and set your budget from that.

Cheers

theGrinch

write out a full list and invite as many builders as you dare for comparative quotes. no one on here can give an informed opinion without seeing it.

phill99

Keystone is right. Some guesstimates are under and some are off the scale. You need to draw up a comprehensive specification and get 3 or 4 builders to price it.

In terms of you splaying certain materials, many builders are not keen on this as invariably non-tradesmen get their quantities wrong, or they don't turn up on time, or are of a poor standard etc.

You are likely to get more takers if you let it as a supply and fit basis.

dave9251

Thank you all for the prompt replys. Well at least I'm in the ball park . When I said to supply materials maybe I should limit this to just kitchen units,bathroom suit etc? Yes you are all right I need to do a more comprehensive spec and get quotes. but I really wanted to know if I was in the right ball park to consider moving forward on this. Thank you all

drummer_666

i wouldn't get one guy to do everything, i think if you get builders who specialsise you'll get a better finish than a jack of all trades

harder to project manage but you can do it in stages if you have the time, or pay a project manager if you're worried

i'd get a separate builder, another person to fit the bathroom and do the tiling, separate plasterer, gas engineer and plumber, sparky etc

tired_dad

If refurb is to make it rentable then the void period is important. This job could be done in a few weeks by a builder who has access to all trades etc. might be worth the extra.

Unless you are very organised or using this as a experience gaining exercise, I would not project manage myself.

63k should be more than ample to get a property refurbished to a high standard. I dare say you could get it done for less.

dave9251

Thank you for the valued comments. That does make sense to get separate trades in . The void period is certainly an important consideration too.
Will go ahead and draw up a more accurate spec and get some quotes.