Building / renovation quote - fair?

NaturalBornHustler

I need some reassurance for a quote I have been given by a builder for a house renovation.
Please note, I am in the Romford / London border (I am sure some parts of country do not come with a premium attached for building work!)
The house in question is a 1930s semi detached house which has been lived in by an elderly couple for 30 odd years – the d!cor is somewhat ancient
We need the following work to be carried out

To do list

Main Bathroom and kitchen will remain as they are.

Through out the house the following will need to be done

Wall paper removed, coving, skirting will all need to be removed in every room including entrance and landing throughout.

• All walls plastered
• All ceilings plastered
• Skirting (THIS WILL NOW REMAIN AS ITS ORIGINAL AND DOES NOT NEED CHANGING)
• Coving
• Change radiators
• replacement door frames
• Spot lights
• New doors
• Whole house painted
• Electrics appear ok but may need to be checked

Front entrance

· New main front door
· New stair case
· Wooden flooring
· New toilet and sink underneath staircase with tiled flooring and spot lights installed – Would like the spot lights installed which automatically switch on in the toilet with out a switch.

Front room

• New doors – But the door next to the main front door will need to be slightly bigger with double doors
• Wall removed to create through lounge with supporting RSJ
• Folding French doors installed in the middle so that room can be divided
• The chimney in the room next to the garden will need to be removed full length through to the bedroom upstairs
• The chimney in the main front room will remain but will need to have wiring installed so that a plasma TV can be mounted.
• New fire place installed

Bedroom 1

• Chimney removed

• All walls plastered
• All ceilings plastered
• Skirting
• Coving
• Change radiators
• Possible replacement door frames
• Spot lights
• New doors

Bedroom 2

• Chimney removed

• All walls plastered
• All ceilings plastered
• Skirting
• Coving
• Change radiators
• Possible replacement door frames
• Spot lights
• New doors

Bedroom 3 (smallest)

• All walls plastered
• All ceilings plastered
• Skirting
• Coving
• Change radiators
• Possible replacement door frames
• Spot lights
• New doors

Exterior

• New wall for driveway
• Wall painted outside house

Unlike a rental property, the work has to be of a high calibre. We have been recommended a bulder via a mutal friend and I have seen their workmanship and I must admit, its perfect.
The builder got back to us last night with an initial quote of £24,600 minus the front door (which we must understably provide, based on our requitrements)
He will be providing the materials and parts needed such as flooring. Underlay, light switches, spotlights etc
We got this figure down to £20k minis the front door
I anticipated the labour to be between 12-15k and the materials to add up to 5k
I am somewhat happy with the quote but my better half has asked me to discuss with the MSE mob for some input. I do not want to really ask other builders as my partner and I are perfectionists and I know the builders work is second to none and his diary is always booked (if we are happy with the quote, we can secure an initial deposit to book them in)
The work should take 3 weeks to complete and the building team has a total of 7 people
the quote includes the relevant building control /paperwork needed

It turns out the walls / ceilings will be skimmed as he is confident that a complete plaster will not be needed...

Any input / ideas / feedback would be greatly appreciated!

msmyth18

I recently refurbed my 1940's semi here in the midlands. We had full rewire, central heating, new bathroom, new kitchen, plastered throughout, new stair balustrades, 8 interior doors, garage door and carpets and the total was about £18k.

We sub contracted out and did much of the donkey work ourselves. Fit out is to a high standard.

If you are happy with the quote and the builder then go for it.

NaturalBornHustler

Thanks! the builder popped over the property to advise us that the electrics need upgrading too...

phill99

Even if he has 7 guys on the job, it will still take more than 3 weeks.

Add a contingency as things will crop up that neither you or the builder could anticipate!

I assume you won't be living there while this is going on. If so, remember that this will be the only time in the ownership of the house that will allow you to have such major work done. Therefore, make sure that you get everything done. Even things that you think you can do at a later stage. Do then now as it will be more cost effective and seriously les disruptive.

In terms of cost, it's difficult to say whether it's value or as we are unable to see the house. However, I reiterate: make sure you have a contingency.

NaturalBornHustler

Phil, you are right, i am adding a 1-% congingency as i am sure the inevitable may happen

I am meeting up with the builder this friday with our specification and hopefully pay a deposit (by cheque!)
We are due to complete on the 21st Feb and the wedding is on the 19th April so I am giving them 8 weeks!

the next door neighbors do not mind the builders working late in the evening to get the work done (the builder has already discussed this with the neighbors)

the electrical work which includes a fusebox and rewire comes to 22,800

I can probably get another building team in but I am confident this guy can get the work done in the timeframe and the price may be a few 000 higher but we have seen his workmanship and it is second to none

F_Bear

new boiler? as you just mention new rads?

what about the kitchen and bathroom? they cant be upto the same standard as what the resy of the house is going to be.

like phill99 said, id get everything done now while ur not living there and have all the people on site.

it will prop cost the same again to have the bathroom and kitchen done at a later date.........not to mention hassle!

NaturalBornHustler

I am looking to get the kitchen done when we have the double storey extension along with the bathroom
luckily the previous owners renovated the bathroom to a somewhat acceptable condition 10 years ago! it will do for now! as for the kithen, we will have to grim and bear it for a year or so!

The boiler was changed 10 years ago too (valiant) and according to the builder, its one of the most reliable models they ever did

I will have building insurance in place (Admiral Platinum) which includes a few call outs should I have any issues with the boiler / pipes so that should get us out of trouble until the extension!! (we hope!)

jellie

Can you not have the extension done at the same time?

It sounds as if you're going to have a high finish house with, presumably, carpets and furnishings of the same quality. Building an extension is going to cause an awful lot of dust and mess - will this really be possible without any impact on the work you're just about to do?

I recently had some building work done and no matter how careful I was, I ended up trampling concrete and brick dust round the rest of the house.

phoebe1989seb

Definitely agree that it would be preferable to do the extension at the same time as the rest of the renovation work if at all possible.

We've done a few projects now - fairly major ones spread over a long period with us not only living on site, but doing a reasonable amount ourselves - but our current one was the first to include building a large extension. We ensured this was the first item tackled and I'm so pleased we did as despite having a driveway with side and rear access, I wouldn't want the level of dust and muck that was created by the builders spreading into a newly refurbished house

NaturalBornHustler

I would love an extension at the same time but I am getting married in April and literally securing the property in question as well as securing a freehold buy to let last year has left me somewhat short of cash!!
The completion was scheduled for last Friday but the vendor has an issue with their chain which has pushed us back a few weeks !
An extension will have to wait until 2015/16!!