Buidling Works Estimation

Danny30

It is useable I guess. I am thinking is it better to leave the bathroom then and instead replaster the house as the player is in very bad condition and has to be taken back to brick I think. Problem is the cost might be worse then the bathroom I think. 

ciderboy2009

You've got a mortgage offer so it's clear that the kitchen and bathroom were considered usable by the surveyor.

Why do you think you need a full rewre?  And what is actually wrong with the plastering?

It's never a good idea to move into a new house and get loads of work done on it - it's much better to live in it for a while first as you will then have a better idea of what changes you need to make.  The last thing you want to do is spend a fortune on works only to then have to redo some of them 6 months later.

Doozergirl

Danny30 said:

It is useable I guess. I am thinking is it better to leave the bathroom then and instead replaster the house as the player is in very bad condition and has to be taken back to brick I think. Problem is the cost might be worse then the bathroom I think. 

You've got a long journey ahead.   Are you ready for it?  Because it's going to be dirty, stressful
and a lot of time and money.   

It's is so satisfying at the end but you will be skint, so definitely try to tackle one thing at a time and not smash the whole house up, because that it the worst.  

What's the heating situation?  

Danny30

We had a full survey done. The bank just did a desktop valuation so wouldn't have seen the condition of the property.
Plaster is hollow in some parts and spongy in others as well as being uneven and there is wallpaper on the wall that is most likely there to cover it up. It is in very poor condition otherwise I wouldn't consider it as so much else needs to be done.
Wiring is very old and fuse box is very old style fuse box. 

cattie

Have you actually had a quote for the rewire & other work, only for London, the amount you're suggesting seems rather low, as does the labour charge for kitchen. No matter how you try to estimate costs, it mostly always ends up costing far more, especially if problems occur along the way. 

Personally I'd get the quotes in & then decide what work I can currently afford & put on the back burner any that can wait whilst you save a bit more.

FreeBear

Danny30 said: I am thinking is it better to leave the bathroom then and instead replaster the house as the plaster is in very bad condition and has to be taken back to brick I think.

If you remove more than 25% of the plaster from external walls, building control should be involved and they may require you to add insulation to the walls - https://www.planningportal.co.uk/info/200130/common_projects/18/external_walls/2

You'd be wanting to take the skirting boards off to do a proper job of replastering along with picture rails & coving. So to go back to brick and put 25-40mm of insulated plasterboard (assuming cavity walls) up won't increase the costs by too much. If you have solid brick walls (like I do on the upper half), then you'll need 60-75mm of Celotex/Kingspan type insulation and an air gap between the brick & boards. Depending on the floorboards & joists on the ground floor, it might also pay to put 25mm or so of insulation under the floor.

What started out as a simple rewire & patching of plaster has suddenly turned in to an extensive refurbishment and bumped up the cost. But you will end up with a nice warm house along with lower heating bills especially if you get the windows replaced at the same time.

If it is any consolation, I'm slowly going through my 1920s home refurbishing one room at a time - Partial rewiring, solid wall insulation, replacing & plastering ceilings/walls and new windows all round. And all on a very limited budget.

Danny30

(  @freebear . Thank you for that useful information) I spoke with my wife and I think we are going to leave the bathroom as it is for now then (it will have to do) and maybe just install a bathtub for the kids, then do the kitchen, rewire and as much Plastering that can be done for the budget. It is very messy so best to do it now I think. I have no idea how much a full replaster to brick costs but if it's to much I will do what I can and concentrate on the most important areas. 
I really didn't want to be in a position to buy somewhere that needs a lot of work however it is in an ideal area for us and we won't get such an opportunity again in the future I would think.

FreeBear

Danny30 said: I have no idea how much a full replaster to brick costs but if it's to much I will do what I can and concentrate on the most important areas.

A two man team can plaster an avearge room (including ceiling) in a day and it will cost something in the region of £400-£500 plus materials. If they have to take the old plaster down and put plasterboards up, it is going to take longer and add to the price. The more of the dirty "grunt work" you can do, the cheaper it becomes. Material wise, say £250-£500 depending on whether you use insulated plasterboard or not.

Just about finished a small box room here, and so far, spent around £500 on insulation & plastering. Did all the work myself apart from the final skim - The room was small enough that just one guy was needed, so saved a bit there.

Now that the room is almost finished, I'm debating whether it is worth the effort of plumbing in the radiator. The insulation & new window has made a huge difference in there.