Remodel - Renovate First buy home

saupriya

Hi All,
I have been reading the forum for a while - I need advice on my first buy:
Attached are my current and expected outcome plans. 


Work to be done involves (West of London - outside M25):

• Plastering
• Staircase to first floor - (but no work on first floor apart from electric for one tubelight)
• Electrical and rewiring
• Painting
• Flooring (engineered hardwood/vinyl)
• Doors and windows
• Bathroom and toilet (moving from current location)
• open plan living 

How much should be estimate cost. I have had 3 different quotes - 100K, 50K and one around 30K. All WITHOUT flooring hardware, bathroom suites and kitchen cabinets and appliance. Which will easily cost around 8k-10K. I am not sure which one is correct estimate. 

Doozergirl

Where are the stairs going?  What does this house look like?  What are you doing to the upstairs?   You may not want to do anything but is the roof structure appropriate to bring the stairs up in that position? 

You're not really paying attention to the existing structure of the house with the positioning of your walls there, in fact, you've removed most of them, including chimney breasts, with no regard to how the house is built and will continue to stand.  You're also losing valuable light into the centre of the house in search of ticking a series of rather predictable boxes. 

You don't understand what you're doing and so your ground floor is going to look like the start of a steel framed supermarket with the engineering that potentially needs to take place.  Your 'quotes' are all over the place because you can't quote on that without engineering input.  I'll guess that you haven't involved an architect.  Have you spoken to a structural engineer? 

You seriously need professional design help with that as the design is painful.   The bedroom layout poor with the bed under the window and the wardrobes blocking light from the door in, the bathroom should be built to accommodate the bath neatly without a dust trap at the end and the back wall needs piers each side in order for the house to stand up, but it also helps just to have a wall to butt the kitchen up to.  You will save yourself money by employing a professional or you going to get yourself into hot water wasting money on expensive and unnecessary work, or redoing things and/or potentially ending up with bad builders as a good one is going to look at that and start asking themselves a lot of questions.    There are so many things to consider that you, erm, haven't.  

All of the items that haven't been included are going to cost you more than £8-10k unless you're gunning for the bargain basement look and fancy redoing it all in a couple of years.    There has to be a balance with what you're spending money on and the first thing is working with the structure that you have, not against it.  No point spending £10k moving a wall a metre and having a kitchen where the doors fall off.  

saupriya

Thanks @Doozergirl for the response.
Its a bungalow and has enough headroom and head height for a first floor. I have already approached an architect - the plans are in progress and he is happy to work on above plans. 

With open plan obviously there will be beams going through where it is losing the walls and that has been taken into account by the top 2 quotes and not quoted in third. 

weeg

You can't get any sort of realistic price until you have architects and engineer's plans. My first guess is that the last two quotes are way off. And the first one is just a total guess.