First time buy - older house that needs lots of work

amateur_house

I'm buying an older house - 2 bed 1930s semi - that needs work. I've been given estimates around £30k for updating wiring, new kitchen and bathroom, remove polystyrene ceiling tiles and replaster, new boiler and heating system, replacement of damaged render and remedial work for damp.

I would find out what it is likely to cost before the solicitors do any work, I didn't and now have to pay for the work they have done even though I most likely will have to pull out of the purchase. Expensive lesson learned! Well, I am asking if they will reduce the price, but not holding out much hope.

glasgowdan

amateur_house wrote: »

I'm buying an older house - 2 bed 1930s semi - that needs work. I've been given estimates around £30k for updating wiring, new kitchen and bathroom, remove polystyrene ceiling tiles and replaster, new boiler and heating system, replacement of damaged render and remedial work for damp.

I would find out what it is likely to cost before the solicitors do any work, I didn't and now have to pay for the work they have done even though I most likely will have to pull out of the purchase. Expensive lesson learned! Well, I am asking if they will reduce the price, but not holding out much hope.

So "I'm buying" and "I most likely will have to pull out" in the same post? Wasn't it obvious that most of this work was needed when you viewed? Didn't you factor upgrades into your budget when you offered? Who told you this all needs done if this is a surprise that's forcing you to pull out? Sounds a bit odd.

moneyistooshorttomention

glasgowdan wrote: »

So "I'm buying" and "I most likely will have to pull out" in the same post? Wasn't it obvious that most of this work was needed when you viewed? Didn't you factor upgrades into your budget when you offered? Who told you this all needs done if this is a surprise that's forcing you to pull out? Sounds a bit odd.

Not that surprising. They've probably come from a family of "house maintainers" and with at least half an eye towards what fashionable taste currently is as well. Some of us have - and therefore can't quite believe it at just how much many people neglect their houses. I still can't quite believe why it doesn't seem to be the "family norm" for many.

amateur_house

glasgowdan wrote: »

So "I'm buying" and "I most likely will have to pull out" in the same post? Wasn't it obvious that most of this work was needed when you viewed? Didn't you factor upgrades into your budget when you offered? Who told you this all needs done if this is a surprise that's forcing you to pull out? Sounds a bit odd.

Yes, that should really say 'I was buying' but so far all I've done is told the solicitors to not do any more work until further notice. It was obvious when I viewed that the house needed decorating and new carpets, so I budgeted for that. I asked the estate agent if it needed rewiring and about the musty smell. They said no, just needs a lick of paint and the windows opening to air it. This was reassuring, and made sense as its a probate house so been unoccupied for a year or so.

The survey threw up damp, lead plumbing and electrical issues. I paid for a damp survey and EICR and got a list of what needed doing to sort it out. Then I got a builder round, maybe they are painting the worst case scenario but said if they were to take it on as a renovation and do everything it would cost £30k. I don't have a spare £30k and if I did I would just buy a house that already had the work done. To be fair the builders did point out some things I could tackle myself, though I have never even picked up a power drill before. I almost laughed when they said 'you've used a power drill before? All you need to do is...etc'

Oh well, we all live and learn:eek::eek:

Doozergirl

Mr.Generous wrote: »

70's house wont need a rewire but you may want to upgrade the mains board and add a load of sockets if its not been done. 70's houses had 1 or 2 single sockets in a bedroom and probably 3 in the lounge and kitchen.

You can't possibly say that it doesn't need a rewire. After 50 years it could be a mess of junction boxes and spurs off spurs. I wouldn't be surprised - as you point out, there wasn't the same demand for sockets as we have now.

I wouldn't spend £40k renovating a house and leaving something that old in place anyway. You'll end up with an utter mess when it inevitably does need addressing.

Davesnave

Doozergirl wrote: »

You can't possibly say that it doesn't need a rewire. After 50 years it could be a mess of junction boxes and spurs off spurs. I wouldn't be surprised - as you point out, there wasn't the same demand for sockets as we have now.

I wouldn't spend £40k renovating a house and leaving something that old in place anyway. You'll end up with an utter mess when it inevitably does need addressing.

And 10:1 any electricians who look at it will say, "I'm not keen on extending this; I want to do a complete rewire if I'm putting my name to it."

Even if not always true, they'll probablysay that it will be quicker too.

missbiggles1

Don't forget that you don't need to do all the work immediately you move in - a new bathroom and/or kitchen could easily be done later.

martinsurrey

sophie131 wrote: »

and has a large number of solar panels so I wouldn't have thought the current owner would have gone to the effort of installing if it had a dodgy roof although I may be wrong!

Davesnave wrote: »

And 10:1 any electricians who look at it will say, "I'm not keen on extending this; I want to do a complete rewire if I'm putting my name to it."

Solar panels tied into the grid (if they are) will more than likely mean the electrical system is passable.

OP, if you do a fair bit of the work and and keep your spec modest you can do it for £40k, if you start getting decorators in, and high end kitchens, £80k will easily go.

Alias_Omega

sophie131 wrote: »

Thanks guys this is all so helpful.

I would say the house was built in the 1970's so perhaps not as old as some of you are thinking!

I have had another look and the bathroom and conservatory have radiators so I am assuming that there is some sort of heating/gas in the house somewhere but will ask more on Saturday when I view it.

The roof does look in good shape and has a large number of solar panels so I wouldn't have thought the current owner would have gone to the effort of installing if it had a dodgy roof although I may be wrong!

We do have some pretty good local links as my Dad used to be a builder - unfortunately he is no longer around or he would have helped me out with all these questions! Also happy to attempt whatever work we can by ourselves!

I assume the property is currently occupied, indicating that your work is on a "wishlist" and not a "need to do now", ideally your list would be in a priority order.

We were the same as you, we purchased a 5 bedroom house (could call it a 4 bed with study) with large detached garage for £30k less than it sold for in 2006.

The garage needed a new roof (£1800), then the boiler/rads needed replacing (£2800), then we had french doors/kitchen door bricked up and new window fitted (£2050). As its a dormer bungalow, we had the cladding removed and 75mm insulation boards fitted and re-cladded (£800). We've had a new consumer unit as the old one had no RCD, and the garage supply renewed in SWA. Next will be the remainder of the windows, a new kitchen and maybe extending out to a sun-room.

All this takes time, and we have to do it "bit by bit" as mrs AO is a full time mature student (Uni)....and we have children too..No matter what the cost, we will do it..it just make take 2-3 months longer.

Good Luck!

sophie131

Just got back from looking at it and it is better than expected! It does have central heating and half of the radiators are actually new. The kitchen does have gas coming to it which was also another concern.

Because it has been rented I think the electrics will be in good shape.

We couldn't see the boiler so I think it is a back boiler - is this going to be a problem? Having been in new builds I am only used to modern boilers.