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Refurb 1930s 3 bed semi - Cheshire - rough costs

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Hi, thinking of buying an unimproved 1930s semi, could do with some ballpark figures for jobs we'll need to do before moving in. We'll probably do the gutting ourselves before tradesmen come in, and do the final decorating. I've made a guess at prices below.
Knock through wall between dining room & kitchen. £2000
Replaster new kitchen/diner and bathroom. £1000+
Rewiring. £3000
Fit central heating (combi boiler). £4000
Supply & fit mid range bathroom. £2500
Supply & fit mid range kitchen. £5000
Supply & fit laminate flooring throughput ground floor (40 sq m)
Appreciate any advice.
Thanks very much!

Comments

  • hmmmm,

    rewiring seems a little over the top, are they chasing it in all of the walls, are they making good afterwards? does it need a full rewire?
    I would price a rewire at around 1500-2000

    other costs seem fine, depends on finishes, decor, appliances, quality of fixtures etc..
    Named after my cat, picture coming shortly
  • meanmum
    meanmum Posts: 611 Forumite
    Part of the Furniture 500 Posts Combo Breaker
    Thanks, I just guessed it needs rewiring as sockets are on skirting board, although it does have a new consumer unit. I guess sockets need moving to walls, so some chasing in & making good needed.
    I think we'll also need to move the back door, which might be an expensive job to match the brickwork?
  • I thought 3k for a rewire sounded reasonable.well down south anyway
  • meanmum
    meanmum Posts: 611 Forumite
    Part of the Furniture 500 Posts Combo Breaker
    We are not down south - in East Cheshire, so I assume labour costs are not like in London......
  • meanmum
    meanmum Posts: 611 Forumite
    Part of the Furniture 500 Posts Combo Breaker
    Just had quotes from a builder (prices inc VAT):
    Full rewire with new consumer unit £3000
    Central heating with combi boiler £4200
    Supply & fit mid range bathroom £4800
    Supply & fit mid range medium-sized kitchen £6000
    Nearly all are a bit more than I expected, but he'd probably be subcontracting, so I guess we might get better prices by going direct to someone who can do the individual elements.
    Any thoughts?
  • Also I think your £1000 is a little light for your plastering. As you mentioned a full rewire the electrician will more than likely make holes everywhere, in the ceilings, chasing walls out etc in pretty much every room which will need plastering. Also as its a 1930s house it may very well need reaplastering throughout. Are the walls papered? If so don't be supprised if the plaster doesn't come away when you strip the paper.
  • Thanks, I'd already rethought the plastering estimate, based on previous experience with old houses & horsehair plaster.......would 4000 sound about right for most of the house?
  • Depends how many beds, how much skimming verses wet plastering over boarding etc. To give you an idea I have just quoted £3600 for a three bed 1910 house which is about 30% wet plaster 25% over boarding ceilings and a complete reskim throughout.
  • brightontraveller
    brightontraveller Posts: 1,379 Forumite
    edited 7 October 2015 at 12:05AM
    03022242 wrote: »
    hmmmm,

    rewiring seems a little over the top, are they chasing it in all of the walls, are they making good afterwards? does it need a full rewire?
    I would price a rewire at around 1500-2000

    other costs seem fine, depends on finishes, decor, appliances, quality of fixtures etc..
    1500 - 2000 no way :rotfl:

    OP needs to post more info size of proposed opening, Basic sizes of rooms , Building two, three story, Basic construction and current condition Walls: lathe, plastered, plasterboard , rendered Floors: wooden .concrete, access, location etc Fitting:/ Finishes makes, type, quantities etc there idea of mid range and others could be tens of thousands difference… Most buy a renovation property because completed is out of budget hence they need prices be accurate,,,, You can get works done to any budget but do you want to wash in a bucket, cook on a camp stove, light the room with a torch and heat it with a mint,,,,

    [FONT=&quot]If you don’t make things clear and precise you can end up with what may be a good / bad finish or that’s completely the opposite of what you wanted or imagined thats cost thousands more than expected
    [/FONT]
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