Electrics and Gas

lsjhoa

Hi All,

Does any one know how much it costs for the following:

New electrics (including a new mains circuit)
Central Heating
Gas Boiler
Double glazing

The reason that I ask is because I have seen a property that needs this, so would like to put in an offer minus these costs.

Thanks,

Lsjhoa.

PasturesNew

The property will have been "valued" by the estate agent on the basis it doesn't have these. And put on the market at a price that reflects it doesn't.

Reduce it by the price of a swimming pool too - it hasn't got one of those either

maninthestreet

What sort of property is involved? - the bigger the propety, the more windows that would need replacing, the re-wire would involve more work, etc.

shelovestobuystuff

How many rooms or areas in total are in the house and I will make a guess for you based on what my home has cost to fix up.Cost of course also depends on whether you are doing any of the work as D.I.Y. or paying for someone else to do everything for you.
PasturesNew is absolutely right.The valuation will already have taken all the work needed into account.Try a lower offer anyway though.

Gorgeous_George

A GCH Combi boiler and 7 radiators etc cost arount £750 - £850. Add on the cost of the install which will be as much as the fitter can get you to pay. £3K would be plenty.

Rewire a whole house. Again materials are cheapo (around £500 to £750) but electricians will normally charge a king's ransom for the install. £2K max.

Double glazing. You've guessed, windows are reasonably cheap but installers will want a month's pay for a week's work. I paid £4K for 8 windows and a patio window fully fitted.

Ask around and haggle. Get the GCH and DG done in the summer.



GG

lsjhoa

Well, I understand that houses are put on the market based on what an estate agent as valued them as, but I have compared the prices of local houses and still think this house is overpriced for what it offers.

I am talking about a 2 bedroom terraced house and I wont be doing the work myself as I believe that you need to certified now to carry out any work?

thanks,

Lsjhoa.

shelovestobuystuff

Cost for double glazing,work it out at £500 per unit for window and doors,so £1,500 per bay window,£1,000 for patio doors etc.
Combi boiler I bought one myself for £800(no new radiators) and it cost another £850 to have it fitted.Radiators cost an average of £60 each.
Rewiring should cost about £2,000 for a smallish 2 bed semi.(I have not had mine done yet as the silly blighters want at least £8,000 to do mine)

boyse7en

> wont be doing the work myself as I believe that you need to certified now to carry out any work?

You can fit rads and plumb them in, but you will need a CORGI registered plumber to connect up a gas boiler to the gas supply.
You can fit windows yourself and have them inspected by the building regs office.
Electrics - any major works require a qualified electrician

Gorgeous_George

Best price that I have found for GCH is httx.https://www.mrcentralheating.com and I will be ordering soon for my BTL.



GG

nick22abdn

Rough idea of costs:

Just having a new central heating system and gas boiler installed at the moment. Same guys I have used on a few places and they are reasonably priced - not the cheapest but you get what you pay for. Coming in at £4000 with 5 rads and a huge chrome towel rail. I have gone for round top radiators (look much better - about £100 each) and a Worcester Bosch boiler. Much better warranty and quality. Any good plumber will advise you to stay away from B&Q etc own brand boilers. Not very well made, very short warranty and most importantly when they break you will find very few people if any who will come out and repair it. They are also v difficult to get parts for.

When looking at other peoples prices bear in mind that you now have to fit condensing rather than combi boilers - law changed a couple of months ago. This adds a few hundred to the cost of the boiler.

Electrics are easiest to work out per point as you are unlikely to be able to get a sparky out to give you a price before you buy. Any figures people have quoted are difficult to verify unless they are for the same sized property. Allow £40 per double socket, £30 per lightswitch, £60 for anything run in 6mm (ceramic hob, electric shower etc) and £35 per light (this includes per downlighter if you are having any) Allow about £300 for a mains board. If you want flat metal plates rather than plastic fittings add about an extra £5-10 per point.

Windows, got about 5 quotes for some a couple of weeks back. Price ranged from 3k to 5k. Windows are PVC tilt and turn windows 2 are doubles, the other three are single windows. Cheapest I got back is from a guy I have used a few times before at £2400.

lsjhoa

I'm planning to buy the house to rent out, and whilst I dont want to pay over the odds, I understand that most things in the house will get worn and torn.

Any suggestions for places to get decent priced windows, decent boiler and electrics would greatly be appreciated.

Anybody know the law about what type of boiler i have to put in? Is it true about it being a condensing one rather than a combi boiler?

Thanks George for the help, I'll be looking into it.

Lsjhoa.