Please can anyone help in putting our house plan into some kind of order?

katies_mum

Hi, we want lots of work doing to our house but our list seems quite overwhelming and we are not sure of what order to do the work and if we should be considering estimates from individual contractors or a building firm that might offer everything. This is the long list and any advice would be very much appreciated as we haven`t got a clue where to start

Complete new central heating system and new boiler (our old boiler of 20+ years has just died)

Possible re-wire (some sockets etc don`t work and we have old style fuse box)

Brick up the kitchen door

Knock through from dining room into back of garage to create a downstairs toilet / utility room. Also possibly putting in external door to outside.

New bathroom which could involve extending into airing cupboard for new shower.

New kitchen

Some ceilings are artexed and that needs sorting, also have a feeling when we strip off some of the wallpaper might need some walls skimming.

New banisters on stairs (stairs are at back of lounge)

Thank you for reading, any advice or pointers would be really great x

missprice

Are you living in it while all this stuff is done?

A rewire/replumb/ceilings down is very messy and dusty and dirty and pretty much unlivable in.

Eta

If ceilings are coming down and you think you need walls skimming anyway, you may as well do that alongside rewire replumb.

katies_mum

Thanks for replying, its a 3 bedroomed semi and apart from our daughter moving into my parents we would still have to be here. I appreciate its going to be really messy this is why we just wanted to get the order right so everything gets done as smoothly as possible.

I was thinking heating and electrics the first jobs, but not sure if it matters which is done first.

missprice

katies_mum wrote: »

Thanks for replying, its a 3 bedroomed semi and apart from our daughter moving into my parents we would still have to be here. I appreciate its going to be really messy this is why we just wanted to get the order right so everything gets done as smoothly as possible.

I was thinking heating and electrics the first jobs, but not sure if it matters which is done first.

We did not live in ours while pretty much all you are having done was done in ours.
So it was plaster off
Rewire and plumb same time.
Brick up whilst plaster off, also take out any walls while plaster off and fit your new doors
Replaster
Fit new kitchen/bathroom

Don't forget building control etc

phill99

I do this for a living. If you were my client, I would be insisting that you moved out. The opportunities for injury to you are significant, as well as the hidden problems like exposure to brick dust, potential asbestos in ceilings etc. The thing I don't want is a liability claim from you because of a respiratory problem. The house will be birtually unlivable anyway. If the bathroom is coming out you will have no toilet (save for a site loo in the garden) and showering facilities. Ditto with the kitchen.

Order of work:
Knock through and steel work.
Rip out eberything - kitchen, bathroom etc.
Brick up door
Rewire / replumb.
Replastering
Kitchen and bathroom install
Finishing trades

katies_mum

Thank you both for taking the time to reply, it is really appreciated.

Now I have read your replies it seems that moving out would be more logical.

I need to begin to get estimates for all this work, would you suggest a builder that could do most of the work or specialised individual contractors?

With regards to skimming / plastering - at the moment most of our rooms are wall papered so should we start stripping the paper off to see what might need doing or if we are doing all this work anyway just go ahead and get the whole lot done?

Thanks again.

missbiggles1

katies_mum wrote: »

Thank you both for taking the time to reply, it is really appreciated.

Now I have read your replies it seems that moving out would be more logical.

I need to begin to get estimates for all this work, would you suggest a builder that could do most of the work or specialised individual contractors?

With regards to skimming / plastering - at the moment most of our rooms are wall papered so should we start stripping the paper off to see what might need doing or if we are doing all this work anyway just go ahead and get the whole lot done?

Thanks again.

It may well also make the work get done more quickly if the builders don't need to work around you.

If you trust your builders and/or will be using someone to oversee/project manage, going away for a fortnight's holiday (3 weeks probably better) while the work is being done may solve a lot of problems.

katies_mum

Sounds like a brilliant idea, but haven`t a clue about workmen yet

missprice

katies_mum wrote: »

Thank you both for taking the time to reply, it is really appreciated.

Now I have read your replies it seems that moving out would be more logical.

I need to begin to get estimates for all this work, would you suggest a builder that could do most of the work or specialised individual contractors?

With regards to skimming / plastering - at the moment most of our rooms are wall papered so should we start stripping the paper off to see what might need doing or if we are doing all this work anyway just go ahead and get the whole lot done?

Thanks again.

You are most welcome

Decide stuff like how many sockets, what kind of bathroom/kitchen and placements. Try your best to future proof as this should be a one off.
Like I have 14 double sockets in kitchen, sounds a lot but there are 4 phones, one laptop, one tablet, a kettle, toaster, slow cooker, hand blender all of which could be in use at any time, plus visitors and anything we may buy in future. That does not include the dedicated fridge/freezer/washer/dryer/hood/etc sockets.

Do you want/need to replace windows anytime soon? If you do, now is the time.

If you are going to project manage this then get trades in as and when ( well book them) else get one builder/company to project manage and sort out everything.

Be very specific with details, don't just put bifold doors, put x yz bifold doors, don't put blue tiles in bathroom, put sky blue tiles with yellow dots in bathroom etc and read your contracts carefully.
Pay nothing until stuff arrives, then pay in stages.
Get this in the contract, at x time I will pay 20%, then x weeks later 30% then the balance on completion. Or whatever amounts you agree to.

A rewire involves either chunking out a strip of plaster for the cables or just taking back to bare wall. Either way is messy, only you can decide if its worth pulling paper off

katies_mum

Thank you so much, great advice

missprice

And to repeat myself

Building control
Don't forget them