Budget to renovate this house?

LEJC

The key really is to research the cost of things in your area and from those findings agree your budget...

Its no good really plucking figures out of the air...or even averages of what others suggest...it boils down to how much that commodity costs in the area your working.

I agree that generally the costs are higher in an area where the demand is high,but the costs can also be higher where the house is perhaps remote or off the beaten track.

The house we renovated was in a desirable area where the cost of labour was reasonably high but we looked maybe 20 miles or so outside that area for our tradesmen and found that even when petrol/travelling was taken into account the quotes were far more reasonable.

although I do have to say evokit we couldnt get anywhere near the costs thats youre managing...our rewire was just short of £4000,plastering on your allowance would have probably achieved about a third of the house...windows and doors £6000...so I'm guessing that you are more in the trade than the average person!

Researching costs before setting a budget is far easier than setting a budget and hoping for the best.

evokit

Not really a trade, I just deal in kitchens tbh.
I just have always found sourcing products myself and just having people to do the job.
I ordered all windows and doors off line and then paid for the fit.
The rewire, i done the chasing etc.
I see just from my kitchen fitters there quotes and the price difference as to where they are in the country

suisidevw

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.

Hi Phil,

Agree with this, however if I 'think' it will cost including allowing for contingency and what I feel are 'generous' allowances, £80k or so, surely I shouldn't really allow £120k?

drummer_666

evokit wrote: »

Not really a trade, I just deal in kitchens tbh.
I just have always found sourcing products myself and just having people to do the job.
I ordered all windows and doors off line and then paid for the fit.
The rewire, i done the chasing etc.
I see just from my kitchen fitters there quotes and the price difference as to where they are in the country

by any chance do you have photos online of the before and after / work in progress?

I'm doing my first property rennovation, whilst living there, working full time and doing most of it myself, a year in and getting there!

Will have spent £20k including new kitchen, bathroom, showeroom, windows, new electrics to kitchen, new roof to extension, boiler, a wall knock through, rising damp, plastering 2 rooms and decorating throughout.

suisidevw

evoke wrote: »

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!

Thanks! It would be for my family and then to sell on in the not so immediate future.

evokit wrote: »

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.

Thanks for your figures!

LEJC wrote: »

The key really is to research the cost of things in your area and from those findings agree your budget...

Its no good really plucking figures out of the air...or even averages of what others suggest...it boils down to how much that commodity costs in the area your working.

I agree that generally the costs are higher in an area where the demand is high,but the costs can also be higher where the house is perhaps remote or off the beaten track.

The house we renovated was in a desirable area where the cost of labour was reasonably high but we looked maybe 20 miles or so outside that area for our tradesmen and found that even when petrol/travelling was taken into account the quotes were far more reasonable.

although I do have to say evokit we couldnt get anywhere near the costs thats youre managing...our rewire was just short of £4000,plastering on your allowance would have probably achieved about a third of the house...windows and doors £6000...so I'm guessing that you are more in the trade than the average person!

Researching costs before setting a budget is far easier than setting a budget and hoping for the best.

Thanks you! Fortunately trade prices aren't extortionate as per many other parts of the county in my area and I have a good core of trades that I have used for my current house, so relationships already formed. Also in a 'near city' location. :beer:

evokit

drummer_666 wrote: »

by any chance do you have photos online of the before and after / work in progress?

I'm doing my first property rennovation, whilst living there, working full time and doing most of it myself, a year in and getting there!

Will have spent £20k including new kitchen, bathroom, showeroom, windows, new electrics to kitchen, new roof to extension, boiler, a wall knock through, rising damp, plastering 2 rooms and decorating throughout.

I don't have before and after on the 1st 2 houses.
the 2nd house, kitchen is here
http://www.evokitchens.co.uk/Customer-Kitchens/113-Truly-Bespoke-Metallic-Gloss/flypage_customers.tpl.html

The house i'm doing now has before and in progress so far with walls being removed etc on my facebook, so will not be putting that on here

Leif

One point, I would not pay for landscaping unless you have no free time. You can hire tools from a local hire shop, and do most if not all of the work yourself. I have completely redone my garden, albeit leaving in the existing concrete paths round the house. The cost was £350 for sand to dig in to the soil, £13 for glyphosate from ebay, £70 to hire a rotavator over a weekend (that's how long it took), lots of hard work to remove shrubs and trees, and a modest cost for grass seed. Flints and other stones dug out were recycled in many ways e.g. edging along the side path to suppress weeds, and filling the unused septic tanks. Oh, and £45 for a front hedge, grown from bare root Privet, £1 a pop, and various seedlings e.g. herbs.

Also, painting and decorating is not hard if you have a methodical nature.

I completely redecorated my house, with new kitchen and bathroom, new boiler and new CH pipes in the screed, new carpet, some plastering, new fuse box, total was maybe £35K. I hung doors, redecorated, repaired many walls, put up coving, and tiled a floor.

suisidevw

Thanks for that Leif. Yes, understand re landscaping and the possibility of doing much myself