Help me fix my house!

Blackeyez09

Hi
This thread is better placed here...
Home owner novice here

After some more advice
So I completed last Friday and been round to check out house
there is a lot of cosmetic work needed probably noticed now as
previous owners stuff hid everything!

I am going to need to
1. Repair garden fence and cut back over grown garden ( 500)
2. Plaster skim two bedrooms (1 small and 1 medium), landing, hallway and dining room. Also need to plaster board stair way to attic bedroom which is a small area. (1000-1400)
3. Recarpet landing and two bedrooms (500)
4. Strip and repaint all woodwork and repaint most of house ( will do this myself with family estimate 500-800 for materials)
5.overhaul and replace 6 sash windows with double glazed hardwood frames, currently they are knackerd, drafty and black in areas and I would not be happy with just repairing them. (Estimate 5000-6000) hopefully get a good deal.
6. Pave small front garden to create drive and clear what is there (overgrown) (estimate 2000)

I am hoping to do work in stages (cash flow)
Was hoping to do in this order fence, plaster, paint, carpets, windows
Basically just need to know if my estimates are fair and
if anyone has any recommendations for company in West Midlands who could do my drive and windows!

Thanks

adandem

I think your estimates are pretty good. In fact, I think you may spend less than you're expecting to.

lackingwedge

Hi Blackeyez09, I am in the same position as you (As well as the same part of the country).

I bought a Victorian Property which was four one bed flats and in the process of converting to a single dwelling.

Getting professional builders has been difficult as most take one look at the property, hear my London accent and then quote stupid money. I was recommended Doozergirl of this parish and although she did not have the time to take on the full job, she was able to remove all the stud walls, kitchen's bathrooms and clear out the rubbish to open up the property. She then went through the property with us and provided with advice including relocation of the kitchen (great idea) as well as other styling cues.

My advice would be to do some research on all the work you need doing so that you have an idea what you are on about when taking them around (else they may try to blind you with science).

Get three quotes at least...

As for your sash windows, have you considered getting them refurbished by a joiner and possibly secondary glazing (is your property listed or in a conservation area)?

Niv

Blackeyez09 wrote: »

Hi
This thread is better placed here...
Home owner novice here

After some more advice
So I completed last Friday and been round to check out house
there is a lot of cosmetic work needed probably noticed now as
previous owners stuff hid everything!

I am going to need to
1. Repair garden fence and cut back over grown garden ( 500) Difficult to say, need more info on how damaged
2. Plaster skim two bedrooms (1 small and 1 medium), landing, hallway and dining room. Also need to plaster board stair way to attic bedroom which is a small area. (1000-1400) I would snap their hand off at this price
3. Recarpet landing and two bedrooms (500) Depending on carpet quality this sounds cheap - I had one room, landing and stairs done for ~£600 about 12years ago
4. Strip and repaint all woodwork and repaint most of house ( will do this myself with family estimate 500-800 for materials)Are you really going to strip all the woodwork or just make it a decent finish for re-painting?
5.overhaul and replace 6 sash windows with double glazed hardwood frames, currently they are knackerd, drafty and black in areas and I would not be happy with just repairing them. (Estimate 5000-6000) hopefully get a good deal. No idea - sorry
6. Pave small front garden to create drive and clear what is there (overgrown) (estimate 2000) Probably about right

I am hoping to do work in stages (cash flow)
Was hoping to do in this order fence, plaster, paint, carpets, windows
Basically just need to know if my estimates are fair and
if anyone has any recommendations for company in West Midlands who could do my drive and windows!

Thanks

You can fix a lot of fence for £500 quid and clearing the garden yourself will save you there too. Regarding painting it really depends on what quality paint you use - I do advise against crown, I have found it very thin and needing many coats to get any decent finish.

A.Penny.Saved

If you have the ability/time you could get some double glazing and fit it yourself. It might be worth checking prices for supply only and find out whether it would work out cheaper DIY. Then you can get your local building controls to check and issue the documentation. If your in Birmingham they charged £75 the last time I checked to check as many new windows in one property and issue the required documentation.

Wooden frames will probably be a bit heavier than upvc and you would need someone to help you but you should be able to do it and make a better job of it than most window companies, especially some of them who I will not mention the names of any in case MSE objects. One has been on watchdog and has countless complaints.

rustyboy21

I would leave the windows to someone who knows what they are doing.


Sash windows look fairly straightforward until you take them out and find that they are set into the wall about 10 inches either side with weights , pully's etc. They made a hell of a mess doing mine, needing replastering internally, although all the trim work around them now, looks great and really finishes them off.


Windows finish a property off, I would not scrimp on them. Find a local independent window firm, their prices are a lot better and their work is usually better too. I had2 upstairs sash, 1 bay 3 panel sash, new front door, 6 rear windows, back door with large glazed panel above it, all for £5k. My mum had same co and they did 11 windows, new front door and double French windows into the garden all for £5500 last year. You can get a deal if you look around.

Doozergirl

I don't think your budget will stretch to hardwood sash. You'll be knocking heavily on the door of £5-6000 in softwood, without fitting. All wood windows need regular maintenance and softwood will last well if it is looked after correctly. I can recommend a joinery that make well-priced, quality sliding sash windows in the Midlands, but they don't fit them.

It is essential that you fit your windows first. You will cause significant damage to the plasterwork and undo everything else.

Renovation is about doing all the things that you can't see, first. If you paint and carpet, you'll end up doing it twice.