HELP! FTB with so much to do/prioritise

wisevik

We are about to complete on our very first property purchase. There are several works that require our attention and we were wondering if you seasoned home owners could advice us on our priority list and possible costs:

1. Wiring & Fuse box - the property is a 1960s semi and the fusebox is located underneath the floor board. One would have to enter through a trap door and crawl to it. Although I haven't seen it, I understand that the fuse is very old. I would like to move this to the surface (say underneath the stairs) and replace it with a fuse box that has a modern circuit. I'm not sure the whole house also needs re-wiring as the lights were fine when we viewed the property (3 times). Do I need to consider re-wiring?Your advice will be appreciated.
2. PVC Window - not all are double glazed.
3. Bathroom & toilet - outdated pink bathroom (the vendors are both retired etc.) and we want to change this and include underfloor heating and radiator towel rails. The property hasn't got a guest toilet and there isn't sufficient space (or money for this) hence we need to modernise the main bathroom/toilet.
4. Front drive - requires attention - broken slabs/steps
5. Outside - the roof is fine but the soffits, fascias and guttering need attention;
6. Fencing - the fence at the back is a mesh that overlook a green. I have two small children and so for safety would like to replace the mesh with a fence (maybe one with private access into the green). There's the suggestion of planting fast-growing climber or two, at least as a temporary measure .
7. Conversion - we intend to convert the narrow single toilet (upstairs) into study. My wife is about to commence
8. Boiler - the property comes with overhead tank in the loft, I want to change this to a combi-boiler.
9. Radiators - these are old and would either need servicing or replacing (subject to condition and amount quoted).


Sorry, this is such a long list and probably shows why we are confused, scared and having cold feet even as we move closer to exchange and completion.

Thank you for reading.

[Deleted User]

Have you heard of Maslov's heirarchy of needs? I reckon there must be something similar for homes.

Personally I would address:
1. security (e.g. doors and locks)
2. safety (boiler and electrics checked, replaced if needed)
3. hygiene (bathroom facilities all functioning)
4. food (kitchen facilities all functioning)
5. warmth (drafts and double glazing)

And then I'd do the 'nice to haves' such as asthetics and changing room uses around, and would probably do these starting from smallest to largest jobs: so as to have some quick wins to pat myself on the back about and keep motivated. As long as the windows were in tact, I'd probably put double-glazing as a nice to have, not on the urgent list.

bmthmark

Hi

Here are my views:

1. Wiring - this would be a high priority for me and at the same time I would ensure I have appropriate funds just in case a rewire is needed. Can't comment on your cost as I don't know how big the house is. I have just had a full rewire with an old fuse box moved from outside to inside and this cost me £4k but this was for a large 3 bed bungalow with a loft conversion.
2. Windows - low priority as you have windows and can live there.
3. Bathroom - low priority - its sounds like this can wait as well. As long as it works ok, this gives you time to save.
4. Drive - Low priority
5. Fascias and guttering - I would look in to this as faulty guttering could cause other issues like damp. Not sure cost but won't be a massive amount.
6. Fencing - this is probably a higher priority for you as you have young children.
7. Conversion - low priority
8. Boiler - low priority as long as it works
9. Radiators - low priority as long as they work

Basically from the list, if you can live with the way it is I wouldn't worry too much as you can tackle most things over time. Personally I would get the electrics sorted first.

Good luck with it all

ElsieMonkey

1. Wiring & Fuse box
If the fuse box is that old the wiring probably is too. This would be my number one priority. Sounds like you'll need a re-wire. Bare in mind this may involve chasing out walls to lay the cables, which will then result in skimming/plastering walls. (Unfortunately in a house, one job often leads to another)!
2. PVC Window
This isn't a priority. You have windows. They can be changed way into the future should you choose to.
3. Bathroom & toilet
If it works it's not a priority. Plus, I doubt you'd want to instal underfloor heating etc. onto the exiting electric system/fuse box if it really is that old.
4. Front drive
Not important, can come later.
5. Outside
Worth getting someone to look at as any damp brought on by these defects could have a knock-on impact on the rest of the house. But it may not be urgent.
6. Fencing
Down to your opinion how urgent this is. I guess it could be done relatively cheaply.
7. Conversion
This isn't urgent in my opinion, not as urgent as electrics.
8. Boiler
I'd place this second to the electrics, but before everything else.
9. Radiators
Rads aren't that expensive and can be updated with the boiler.

My opinion is get the behind the scenes stuff sorted first - electrics and boiler. These are also important from a health and safety point of view.

Are you not getting a survey on the property?

G_M

wisevik wrote: »

1. Wiring & Fuse box - the property is a 1960s semi and the fusebox is located underneath the floor board. One would have to enter through a trap door and crawl to it. Although I haven't seen it, I understand that the fuse is very old. I would like to move this to the surface (say underneath the stairs) and replace it with a fuse box that has a modern circuit. I'm not sure the whole house also needs re-wiring as the lights were fine when we viewed the property (3 times). Do I need to consider re-wiring?Your advice will be appreciated.
If re-wiring is needed (quite likely) do this first - it can be disruptive and damage walls (chasing wires in) so don't consider redecorating/repainting till after the electrics are sorted.Get 3 electricians in for quotes to move/upgrade the fusebox. Ask about the rewiring but make sure you understand the difference bwtenn a) what is dangerous/necessary and b) what 'current standards' are. Standard change regularly so few properties meet 'current standards' - this does not matter unless they are actually dangerous. Make sure the sparkies explain this to you.
2. PVC Window - not all are double glazed.
Do when you have time/money
3. Bathroom & toilet - outdated pink bathroom (the vendors are both retired etc.) and we want to change this and include underfloor heating and radiator towel rails. The property hasn't got a guest toilet and there isn't sufficient space (or money for this) hence we need to modernise the main bathroom/toilet.
Don't receorate till the electrics are done!
Underfloor heating sounds to me like a non-essential, but if you want it, then do it early. Like the electrics, installing could be disruptive. Do at same time as electrics? You can then redecorate at your leisure
4. Front drive - requires attention - broken slabs/steps
As/when you have time/money
5. Outside - the roof is fine but the soffits, fascias and guttering need attention;
Define 'need attention'. If gutters are actually leaking/overflowing, this can cause damage (damp etc) so fix them.
If they just need re-painting, do as/when you have time/money
6. Fencing - the fence at the back is a mesh that overlook a green. I have two small children and so for safety would like to replace the mesh with a fence (maybe one with private access into the green). There's the suggestion of planting fast-growing climber or two, at least as a temporary measure .
urgency of this depends on the risk to your kids! Can the kids get through the existing fence? Will they be unattended in the garden? How old/responsible are they?
7. Conversion - we intend to convert the narrow single toilet (upstairs) into study. My wife is about to commence
'convert'? Knock down walls? remove loo/plumbing? Re-paint? What?
If this will involve mess, prioritise it. If not, then it depends how urgent the need is for a study.
8. Boiler - the property comes with overhead tank in the loft, I want to change this to a combi-boiler.
Why?
9. Radiators - these are old and would either need servicing or replacing (subject to condition and amount quoted).
But ifnew boiler is a definate requirement, get 3 independant heating engineers round for quotes. Make sure quotes are like for like (eg same boiler, same work. Powerflushing the rads is usually a requirement for a new boiler (warranty can be invalidated if not done, as carp in the rads can damage the boiler). Get opinion and make sure all 3 quoes either include or exclude new rads and new piping.
Comparing quotes where each engineer includes different things is pointless.
.

...................................................

AdrianC

If you're thinking of changing the use of rooms, then tie the re-wiring into that - for example, a study will need more power sockets and different lighting than a toilet...

Moving the consumer unit certainly makes a lot of sense - can you imagine trying to sort the rewirable fuse for the lights, after a glass or three of wine, at night, under the floorboard, with a torch gripped in your teeth...? Tie that in with rewiring, too, because you WILL want more sockets, different lighting etc etc - it's always a good idea to get a real plan as to how you will live in a house before doing major changes like this. Perhaps get a sparky to fit a new CU in a temporary location to start with.

You definitely want to do the rewiring before decorating.

Have you looked into whether you CAN put a gate straight onto this green? Is it a wise idea from a security point of view?

I can't really see why changing from a system boiler to a combi is necessarily a high priority. if the old boiler's dying, then consider that as a change with the boiler replacement. Otherwise, seems pointless spend when you have a long list of things that'll make more difference to the way you live. If the hot water cylinder's too small, then consider a larger one.

wisevik

Thanks all. Really good advice here. I am printing and re-reading your replies when I get home tonight. I agree that some things are important and urgent, others which might be important but not urgent and then some others which are neither important nor urgent.