House renovation

Annie1960

I would normally say start with the dirtiest jobs (such as new windows, rewiring, knocking things down etc) and finish with the cleaner jobs such as decor.

However, all of your list seems to be fairly dirty jobs.

In your case, then, I would suggest you put the list of jobs in the order that they are important to you. Which ones will make the most difference to your quality of life in the property?

Go down the list, paying for the most important ones first. If you run out out money at some point, then the remaining jobs will be the ones that are less important, and maybe you can take time to save up and have them done in the future.

I would agree with those who have said definitely get one company to do all aspects of any job. If anything goes wrong later on, and you had different companies (for example one built the new porch, another put a roof on the porch and a third did any electrics) they will all blame each other. With only one company, if anything goes wrong with any aspect of the porch it will be clear whose responsibility it is.

LHW99

I would always suggest starting with the structure of the house before worrying about flattening the garden etc. Once that is right the property will always be more saleable if plans should change more quickly than you anticipate.
Even a complete new kitchen could be put off for a while if you were prepared to "make do" by perhaps just changing doors and buying new, but basic appliances.

tea-bag

I am doing the same and my budget is 50 to 70k

betsy123_2

I think 50-70k is a very high quote for a 2 bed cottage in the northwest

My estimate was 30k but then again I have limited expierience

Davesnave

If you don't know any trades people, then finding a good builder lessens the chance of things going wrong, as good builders only employ those who keep their reputations intact.

The builder will also sequence the work correctly for you. He/she may be willing to let you do some of the labouring, such as demolition, to reduce your costs, but obviously it depends on what's involved.

Costs are difficult to estimate. Removal of a bedroom wall, for example, could cost very little, but if it is structural or has electrics in it, or carries central heating pipes, then the price could be significantly greater.

Also, you should have a contingency fund, because whenever alterations are made to a house, extra problems usually come to light

Working with a builder, I would decide what is essential early on and what might wait, in case the budget becomes stretched. Call that Phase 1. Inevitably, some of the work must go into this phase because it is fundamental, while other work could wait until you have the finances, if you really become pushed for cash.

Also, remember every road has its ceiling price. Go beyond that, and you might have been better buying slightly dearer elsewhere: depends how long you plan to live there.