basic decoration and renovation

lindens

catoutthebag wrote: »

I guess it's not a deal breaker because I'm looking at flats and don't want a ground floor one and I guess if one has this clause then a number will too.

It won't prohibit laminate I imagine in which case it's fine.

Just thst we've got really old cheap laminate at home but I guess they've come on a bit and there are a better ones out there now

why won't it prohibit laminate? it usually stipulates no hard flooring or must have expensive soundproofing. When i said "wooden" i meant all kinds

LEJC

catoutthebag wrote: »

I guess it's not a deal breaker because I'm looking at flats and don't want a ground floor one

It won't prohibit laminate I imagine in which case it's fine.

It wont prohibit the use of lamainate or wood per se....but it may insist upon correct and substantial soundproofing...


Thats what may increase your budget for renovation by quite a bit


In the world of flat buying and management companies I have learnt over the years not to assume they all follow the same rules....leashold properties are renowned for somewhat obscure directives which will be enforced by the management company if you deviate from what they require.


I would advise you to seek clarification on the flooring before placing your offer,rather than imagining that all will be as you want it to be.

catoutthebag

Because there's laminate in the hall and kitchen already. So assume no prohibition elsewhere. Also seen it in other flats in the development. I think one had oak floors too...may have been ground floor though.

Thanks about other points

catoutthebag

LEJC wrote: »

It wont prohibit the use of lamainate or wood per se....but it may insist upon correct and substantial soundproofing...


Thats what may increase your budget for renovation by quite a bit


In the world of flat buying and management companies I have learnt over the years not to assume they all follow the same rules....leashold properties are renowned for somewhat obscure directives which will be enforced by the management company.


I would advise you to seek clarification on the flooring before placing your offer,rather than imagining that all will be as you want it to be.

It's fine. Like I say no deal breaker. Laminate is allowed (see above) and I won't be there forever so that's fine

LEJC

catoutthebag wrote: »

It's fine. Like I say no deal breaker. Laminate is allowed (see above) and I won't be there forever so that's fine

I dont see the wording for the lease so I dont see where "laminate is allowed" but thats not my problem that you make an assumption based on your needs...


However moving back to the original post you were querying costs..
I have recently spruced up a one bed flat so hopefully some of these figures may be what you want to know about in relation to how much money your works could cost if you need to employ someone to carry them out.


New bathroom suite...reasonably cheap for the components as long as you make sure that you are not changing the pipework of the plumbing therefore your taps etc will all be exatly in the same place and just a case of changing like for like...
Cost of suite between 350-£500...cost to fit £500-£750...dont forget taps both bath and basin these start at around £75 or so per pair
The flooring in the bathroom dependant on your tiles etc should cost around £200 to lay on top of what you need to spend on tiles fixing adhesive and grout but a reasonable shed type tile etc should cost around£150-£200


Doors...dependant on if the doors are standard sizes...again you must check this as the price change could be significant.
A basic door of reasonable quality should cost you £50 off the shelf ....allow a minimum of £50 per door to fit ... and then it needs painting and handles/latches....so as a rough estimate you are looking at £150 per door in situ.
If you need to opt for made to measure because of odd sizing double this figure and maybe even add some too


Painting the daily rate is around £125-150 per day and you would be looking at approx a weeks work if rubbing down and skirting boards were to be included too...the cost of the paint would need to be added too..basic magnolia and white would be your cheapest options but if you want anything other than that then the price would increase purely because of the quantities needed,....trade magnolia and white are about £25 per bucket....colours from the likes of dulux substantially more....if your doors need glossing or painting then allow another day on the daily rate for this plus the paint needed.


I wont comment on the price of flooring I've talked enough about your flooring in previous posts....suffice to say that if carpet is to be removed and disposed of there will be a labour charge for this and dependant on how its removed and the quantity involed a skip or tipper bag may be required....budget £100 and if it works out less then youre on a winner..


You can order and purchase most of the components yourself although sometimes it is just as easy to get the plumber to order the bath etc as they will get trade discount on the items and this could be passed back to you.


Ideally you need a painter/decorator a plumber and maybe a tiler dependant on the plumber and a carpenter for the doors.
Places like homebase etc offer an all in fitting swervice but realistically this is a very expensive option to get a bathroom refit...you would be much better trying to find and independant plumber for the job who may or maynot offer supply and fit or just fit...


There are companies that will do everything ie a property maintanience type company although whilst you may find that the turnaround is much quicker you will pay a premium for them....typically on a small renovation they can be twice the price of emplying the individual trades although it does mean that the job is finished sooner but the downside is it will be at a premium price.

The costs soon mount up....and whilst it is a luxury to employ someone to do all the work it might be an idea to have a go at something yourself...perparing woodwork for painting or indeed rollering walls yourself can and will save you a lot of money to spend on something else.

catoutthebag

Like I say laminate IS allowed because it's in the flat already and in every other flat I've seen in the development all of which share the same lease and being so ubiquitous I can't see how it won't be allowed.

Thank you for your other points

benson1980

catoutthebag wrote: »

Yea you're right I don't WANT to do it myself
I don't have the time knowledge or desire

And significantly the last time my parents changed carpets I ended up in hospital for 5 days with asthma attack

I contacted EA and they don't have the lease and mentioned management company. ..can I request it off them

Eirher way if I have to comprimise with laminate either be a raw that's all I'm allowed or can afford. ..that's fine. I just need to get rid of thr carpet

Completely fair enough, not everyone is inclined to DIY. If most people had the choice they'd probably pay to get trades in but its just the costs build up. Laminate might save you a £200-£300. It probably won't cost any less for installation and that's where a big chunk of the money will be