Budget to renovate this house?

suisidevw

Morning all,

This property is heading to auction and I'm doing some rough calculations on projected expenditure if it were to become mine. It's in S Wales, a 3 bed, 1 bath, 2 recep currently, and although this would no doubt change in the future, I'm currently working out prices etc according to this. The agent doesn't have the keys yet so no accurate inside info, but an 85 year old lived in the house until relatively recently so I'm basing this on a full refurb. The rear has four windows, two large, two small and 2 new looking patio doors. The side has two windows

Reroof (if necessary - pics look like fire damage in the pic but this isn't accurate in real life) - £5k

Guttering/fascias etc - £2.5k

Windows/doors - £4k

Plastering of house in full - £3k

Painting of house in full - £2k

New bathroom - £5k

New kitchen - £12k

Flooring throughout £4k

Full plumbing/heating system - £5k

Full rewire - £4k

Landscaping (grounds to front and rear are similar to the pic - £3k

General building work including rebuilding bay area, fitting skirting etc - £5k

Rendering below tile line around whole house - £2k

Approximate cost: £56.5k.


Am I well out here or reasonable estimations? I'm aware that there should be a contingency for things getting out of hand so would also allow this.

Any thoughts on what appears a likely ball park here would be much appreciated. I will be doing a fair amount of work myself however the above is 'worse case'.

Thanks in advance:

jonnyb1978

Impossible to say im afraid.
Depends on numpteen factors thrown in to the equation.
Quality of materials, labour, project management. Only you will know this. Find exactly what you want and break it down even more. You also get much better idea once a structural engineer has been in. Lurking around the corner could be subsidence or any other huge problem.
Some of these estimations seem low I.e windows but depends on what you want doing with them.
With auctions its hard to stick to budget. Best advise is dont bite of more than you can chew and make sure you over budget

suisidevw

Thanks for input Jonny, appreciated.

Aware of the survey side of things, but unfortunately this can't occur until agent has keys. Obviously this would be the full structural survey for detailed info.

Personally haven't experienced an auction before but my Father has bought umpteen buildings and land at auction before, so will consult with him in advance.

LEJC

we have recently completed a renovation...and to be honest every house is different.

what I will say is in general term you have similar figures to some of our aspects but a lot will really depend on the type of finish you want on the house.

Our renovation was not of an unlived in property like your picture ...more of a lived in but nothing really done to it for 40 years...so on the surface it seemed cosmetic dig a bit deeper and you uncover other things.

we hoped to bring it in at £35000 come the end of it weve spent £44000 although that also includes associated utility bills for the year that it was in transition

I would suggest a contingency ours was £10000 it made things easier when problems were discovered and those problems can come from the most unsusal places...for us it was the internal doors...each door frame a non standard height/width so a budget of £500 and the thought of wickes/b&q soon changed to £2000 and bespoke handmade by a local joinery....but they are very nice!!!!!!


We would have liked to get the roof done but theres a couple more years in it so I think the plan will be a loft extention when the time comes to replace the roof...other things we had hoped we could cover in budget getting trademen in to do but we had to prioritise what we could or couldnt do...painting was a luxury that would have been nice to get someone in but the reality of it was we had to do it ourselves

Good luck with your project...hard work,will probably run over on time,arguments are a plenty,but as long as you leave them at the front door then its ok.

Said id never do another and now its done I might just be having a little look at whats about,but maybe on a smaller scale!

martinsurrey

Agreewith LEJC

most of your estimates are on the light side, but achievable if everything went perfectly (apart from plastering and windows IMO), which they wont...

I would be looking at a significant contingency on a project like this, as just like an onion, it'll have layers, and as you peel them back it'll make you cry.

I wouldn’t consider it unless I could stomach £80k all in.

Leif

The bathrooom kitchen and boiler estimates are on a par with what I paid 2 years ago in an expensive area of the UK, maybe the bathroom is a bit low, nearer £6-7K perhaps. Windows seems a bit low assuming double glazing. I paid £3K for wool carpet over 70 square metres.

suisidevw

LEJC wrote: »

we have recently completed a renovation...and to be honest every house is different.

what I will say is in general term you have similar figures to some of our aspects but a lot will really depend on the type of finish you want on the house.

Our renovation was not of an unlived in property like your picture ...more of a lived in but nothing really done to it for 40 years...so on the surface it seemed cosmetic dig a bit deeper and you uncover other things.

we hoped to bring it in at £35000 come the end of it weve spent £44000 although that also includes associated utility bills for the year that it was in transition

I would suggest a contingency ours was £10000 it made things easier when problems were discovered and those problems can come from the most unsusal places...for us it was the internal doors...each door frame a non standard height/width so a budget of £500 and the thought of wickes/b&q soon changed to £2000 and bespoke handmade by a local joinery....but they are very nice!!!!!!


We would have liked to get the roof done but theres a couple more years in it so I think the plan will be a loft extention when the time comes to replace the roof...other things we had hoped we could cover in budget getting trademen in to do but we had to prioritise what we could or couldnt do...painting was a luxury that would have been nice to get someone in but the reality of it was we had to do it ourselves

Good luck with your project...hard work,will probably run over on time,arguments are a plenty,but as long as you leave them at the front door then its ok.

Said id never do another and now its done I might just be having a little look at whats about,but maybe on a smaller scale!

Thanks LEJC. We have renovated our current home (3 bed semi) and thoroughly enjoyed it, not least the amount of value we've added to it and we are keen to put this into another property and 'keep climbing the ladder' I guess....

I think that contingency sounds extremely wise, and something I will definitely factor in. Approx £10k, and if it doesn't all get wiped out, it can be used for furniture/landscaping I guess! I see what you mean about the doors, certainly worth considering when we have a viewing.

I will update if and when it goes to auction, and whether we win it. :beer:

martinsurrey wrote: »

Agreewith LEJC

most of your estimates are on the light side, but achievable if everything went perfectly (apart from plastering and windows IMO), which they wont...

I would be looking at a significant contingency on a project like this, as just like an onion, it'll have layers, and as you peel them back it'll make you cry.

I wouldn’t consider it unless I could stomach £80k all in.

£80k is quite possibly doable. I guess we'll get a good idea as and when we view in the bid to 'guess' at the amount of layers that will be peeled back! Off to walk around the grounds again on Saturday....I would agree they would be light in many areas, especially SE England, but hopefully a little more realistic in S Wales.:cool:

Leif wrote: »

The bathrooom kitchen and boiler estimates are on a par with what I paid 2 years ago in an expensive area of the UK, maybe the bathroom is a bit low, nearer £6-7K perhaps. Windows seems a bit low assuming double glazing. I paid £3K for wool carpet over 70 square metres.

Thanks for the info Leif, also very helpful.

evoke

I did a full-house renovation a couple of years ago. I'd estimate costs as follows based on my experience. A lot of the cost depends on how much you want to spend on materials.

Reroof (if necessary - pics look like fire damage in the pic but this isn't accurate in real life) - £6k

Guttering/fascias etc - £2k

Windows/doors - £6k

Plastering of house in full - £5k (ceilings/walls done properly, may need to strip down existing wallpaper/paint)

Painting of house in full - £4k

New bathroom - £7k - £9K - new suite + installation/decoration

New kitchen - £15k to £25K (including appliances, units, installation, decoration)

Flooring throughout £6k (carpets/laminate on two floors)

Full plumbing/heating system - £7k

Full rewire - £5k - £7 (if outside lights are also required)

Landscaping (grounds to front and rear are similar to the pic - £6k - £10K

General building work including rebuilding bay area, fitting skirting etc - £7k

Rendering below tile line around whole house - £2k

Approximate cost: Ranging from £78K to £96K

That's if you're going to live there. If you're going to rent it out and want a bodge job then i'd say around £45K might do it.

There might also be some hidden costs like getting a new water pipe to replace the old lead one - around £1K to £1.5K for that.

I ended up spending double my estimate!

phill99

I renovate properties for a living. Whatever you think it will cost add 50% and for how long you think it will take, then double it.

evokit

Im doing a house now and those costs are shocking to me.

im paying/paid

rewire - 950 inc cable - I supply fascia's, lights rcd etc

plaster - 1200 whole house (3 bed semi) I supply materials.

bathroom 350 fitting - inc moving from back to front of house - I supply materials - no tiling - all materials have cost me around 2k. including designer toilet and sink from Italy.

whole down stairs floor including elec underfloor heating 60 x 60 polised porcelain tiles and all materials to fit- 45sq mtrs + was 1800 - im fitting.

windows and doors were 2800 fitted including 2 large bays, 5 other windows and 2 doors

kitchen - cant say as have a kitchen company...

I can go on....

This is my 3rd renovation and although I have never changed a roof, although had quotes for 3k ish.

renovating from brick has gen cost me between 22-35k.
35 one included drive and shocking 1k to lower curb.

evoke

phill99 wrote: »

I renovate properties for a living. Whatever you think it will cost add 50% and for how long you think it will take, then double it.

This.

I ended up adding 100% to my budget! It really is frightfully expensive to do up a property to a decent standard.