How to estimate renovation costs on property you are viewing?

iksbedd

We are viewing a property at thew weekend which is a 4 bed bungalow with planning permission in place for a loft conversion for 2 additional bedrooms and ensuite and kitchen diner extension.

Obviously we are looking at it as it is (and it is liveable) but how do we get an idea of how much the works would cost without owning it and being able to get a builder round?

Princessladonna

Hi, we are in the process of purchasing a property that needs extensive renovation work. We have taken three builders out on viewings with us to give us rough estimates. Tbh I underestimated how much it would all cost, so I’m glad I took one out with me.

lees80

Simple answer is, you can't. It's something that comes with experience and time. Do you have any builder mates who could view with you to give you a ball park figure?

iksbedd

Princessladonna wrote: »

Hi, we are in the process of purchasing a property that needs extensive renovation work. We have taken three builders out on viewings with us to give us rough estimates. Tbh I underestimated how much it would all cost, so I’m glad I took one out with me.

This scares me!

Thankfully, none of it *needs* doing, it's just a nice option to have but if we'd never be able to afford it, it seems pointless.

iksbedd

lees80 wrote: »

Simple answer is, you can't. It's something that comes with experience and time. Do you have any builder mates who could view with you to give you a ball park figure?

Not really, it's 180 miles away!!

lees80

That's a tough spot to be in. Do you have a link to the property? Other posters on here have experience in renovating properties, might be helpful in terms of getting more advice.

We've just completed one. Had a rough idea before we started. We overspent but that was on the extras not the basics. Basics we had pretty much on budget, give or take 10%.

Prices depends on areas, too. We're North West so would imagine slightly cheaper than Southern trades.

iksbedd

It's this one:

https://www.rightmove.co.uk/property-for-sale/property-68007843.html

Plans to go up into roof (think roof has to be raised) and out at the back to double to kitchen diner.

Doozergirl

Google is your friend.

North Devon District Council. Planning Application 46085 submitted 10/3/2008.

For a start, on the face of it, the permission has expired and the 2011 application to extend it was withdrawn. You need to establish if the permission is extant by virtue of work having started and being registered with building control. Otherwise you're back at square one.

You can get an idea of price from those plans. It's obvious from photos that the roof has to come off. I'd start with a ballpark of £100k plus VAT with getting the roof off, extending and adding kitchen and bathroom. Does that sound comfortable?

You'll also need somewhere to live as it will not be habitable. I guess the annexe is handy.

foxy-stoat

^^^ Bet me to it !

iksbedd wrote: »

It's this one:

https://www.rightmove.co.uk/property-for-sale/property-68007843.html

Plans to go up into roof (think roof has to be raised) and out at the back to double to kitchen diner.

You will spend north of £80,000, probably closer to £100,000 when your done.
Standard single story extension can be done for £1,000/m2 upto £2,000 depending on spec and kitchen costs.

Doozergirl

foxy-stoat wrote: »

^^^ Bet me to it !



You will spend north of £80,000, probably closer to £100,000 when your done.
Standard single story extension can be done for £1,000/m2 upto £2,000 depending on spec and kitchen costs.

You can't build any extension for £1,000 a metre and haven't for a very long time. That figure was banded around decades ago for a big standard new build square box house, two floors with no VAT.

Looking at the window spec, it will be in excess of £2k a metre on the extension. There is no one rule to follow. The smaller the extension, the more expensive it is. If it's one floor, it's more expensive than two. More detail, more expensive.

FreeBear

iksbedd wrote: »

It's this one:

I have a stove very similar to the one pictured in the lounge mounted in an almost identical position. If you do go for this house, three points to be aware of...
* The wall above the fire can get extremely hot - I've seen up to 120°C, but 60-80°C is the norm.
* When refueling, glowing embers can, and will fall out. Don't put a carpet or rug down, and keep a small spray bottle to hand.
* Stoves make a mess. If you don't like dust getting everywhere, don't light the stove.


As to how it relates to this property, I'd check for scorch marks on the floor, and see just how much space there is for fuel storage outside.