Flat layout ideas

Doozergirl

I asked about VAT, not materials. It's immediately obvious that it's not going to include any materials on such a comprehensive re-model.

1.7x.7 is the smallest 'standard' bath. Run down one side, it gives you a space of 1m wide to put a loo and sink. It will be nothing but cramped.

The kitchen will not hold a table with six chairs.

Who is fitting the windows?

SuzieSue

TranceNRG wrote: »

Is your property a house? Mine is only a 2 bed flat.
I think this is the only way I could move the bathroom to the middle (so people wouldn't have to go through the living room to go to the bathroom) without having a tiny kitchen.

Or I might have to stay with the current layout (which will probably save me anywhere from 5-10K for labour and materials)

Do you have pictures of your bathroom by any chance?

Yes, mine is a 3 bed new build house but the top floor is very small even for new builds. I will try and send you a photo at the weekend as I am working now.

TranceNRG

Doozergirl wrote: »

I asked about VAT, not materials. It's immediately obvious that it's not going to include any materials on such a comprehensive re-model.

1.7x.7 is the smallest 'standard' bath. Run down one side, it gives you a space of 1m wide to put a loo and sink. It will be nothing but cramped.

The kitchen will not hold a table with six chairs.

Who is fitting the windows?

I thought I have been clear this is for Labour only? It's the same team fitting windows/doors.

The current bathroom is only 1.5m x 2.3m and has a bath (small size) as well. The bathroom doesn't look too cramped to me. But the new one might..

TranceNRG

SuzieSue wrote: »

Yes, mine is a 3 bed new build house but the top floor is very small even for new builds. I will try and send you a photo at the weekend as I am working now.

Great, thank you. I think I need to go have a look at a similar sized bathroom to decide whether I feel it's too cramped or whether it's good enough for a flat of that size.

Doozergirl

TranceNRG wrote: »

His quote includes VAT. And he has a team of labourers, plumber/electrician. He's the supervisor/project manager.

Why do you say you are not convinced with the way I'm going about this? What would you change?

You're asking a lot of questions about only one element of the job. The overall cost will be much higher. I was worried before, but if this price includes VAT then it just isn't enough. And bog standard building materials that count for nothing in a budget can run high. Are you buying sand and cement for them? Plaster, scrim, beading, screws?

When you open up for a window, you will affect the plaster condition of a wall. Are they going to skim the entire wall for you inside, or patch up etc? What will they do outside, with what method?

When you rip out the existing bathroom and kitchen, you will have electrics to decommission in the kitchen and at least half the flat needs a complete re-wire as a result of the move-round.

The entire three new rooms will need complete plastering - walls and ceiling. New skirting, architraves etc. - are they in the quote?

You've got in pipework for radiators but apparently no new fixings for the location of the new plumbing, which should be done by the guy dealing with the boiler - is that in there?

Where is the drainage going to for the new toilet, particularly? How does it get to the manhole? Have they quoted for blocking up the old waste holes correctly and punching new ones in? With what method? Will they remove the cut bricks carefully and replace them and point them in?

TranceNRG

Hi Doozergirl all those things you mentioned is included in the labour quote. (well I've explained to my builder what I want done so he's got a good idea that this is a complete refurbishment)
As for the material, I told builder I will buy them. Well he'll go to the shops to buy and I'll pay using my credit card. Part of the budget is coming from a couple of interest free long payment credit cards. Currenlty I've got a budget about £25K for all labour and materials including kitchen, combi boiler, radiators, windows/doors, bathroom and kitchen appliances. I am worried this might not be enough though.

The drainage for the new kitchen will run through the concrete floor in the current living room (this is what I gathered from the plumber)

Doozergirl

He has not quoted enough. If you look at the quote for keeping the existing layout and the difference in cost, there is not a chance that all of the associated work and the things I've mentioned can be done for less than £3000 inc VAT.

You need three quotes, not two, all based on a proper specification and all quoted on a like for like basis. Then you can convince yourself of what is fair without referring to us.

TranceNRG

Hi guys,
Since layout 3 involved changing all the plumbing and the resulting bathroom and kitchen were too small I've gone for a different layout (moved the bathroom to the left).



For comparison here's layout 3



and current layout



What do you guys think of this layout (layout 4)? I will have a decent sized bathroom and they won't have to drill through the concrete for the pipe for the toilet. They should be able to use the existing path/hole of the current bathroom.

I know I've changed my mind a few times but I'm trying to minimise costs but also make the best out of the space and make it a more desirable flat. The previous bathroom would have been too cramped (1.7m x 1.73m)

Cheers.

8-of-us

I didnt think you could have a bathroom next to the kitchen without another closing door? (I may well be wrong)

TranceNRG

Another builder came to the flat to give me a quote, last Friday and he told me that I'd need building regulations approval and structural engineer calculations to punch holes in the wall. The other builders didn't mention this (they did mention installing lintels though)
Is this true? What would happen if I didn't apply for building regulations approval?