Home renovations, where to start?

Little.Miss.Sunshine_5

We purchased our 1930’s 3 bed semi detached home 7 years ago, knowing full well it needed some work done.  We just feel a bit overwhelmed, don’t know where to start and so have done absolutely zero.  It is perfectly livable, just not very pretty and we want to pay for things as we can afford them and not take on any additional loans. 
What we know needs to be done is…

1. Rewiring possible a room at a time or the whole thing at once?
2. Windows need replacing 
3. The whole exterior need re-rendering/pebbledashing. 1 meter square of render has fallen off the upstairs bay window, the rest has been secured but there is still a missing lump.  
4. New kitchen
5. New bathroom
6. Possible replastering, we’ll know more as we take more wallpaper off. 
7. Guttering needs replacing 

I thought the re-rendering/pebbledashing was the most pressing with the big lump having fallen off but someone has pointed out that the windows will need to be done first, so as not to ruin the render finish. Then I was thinking if we had the bathroom done and an external fan was put in this would also ruin the new render? It feels like a minefield.  We’ve currently got £20k saved towards the renovations. We would love some help with where to start please 🙏 

secla

Personally id do the windows/exterior bits first and then work my way around the rest in order of what most bothers me

I have also got a 30s semi that needs pretty much everything doing so i have replaced windows and rebuilt the bay and plastered the bedrooms so the kids have somewhere nice to go. then the bathroom was done and now i am onto the kitchen.

I also have 250ft of garden that required a new fence but that is on the back burner as not the most important 

mi-key

Start with the structural things like the windows and rendering, you should have more than enough to get that done. Get the guttering done as well as you don't want leaks on the new render.

As long as the bathroom and kitchen are usable, then they can be dont at any point in the future. 

It probably doesn't 'need' complete rewiring. Loads of 1930s houses won't have had full rewires. 

Go around room by room and work out what it actually needs. For something like a room you don't use much that has enough sockets in it, then rewiring it isn't a priority. Normally it is stuff like the living room to give enough sockets for all the stuff we use in them now, and the kitchen ( although this is also better to wait and get done when you remodel it ).

If the consumer unit is old, then this can be worth getting replaced as well. 

There is nothing wrong with rewiring one or two rooms at a time as you get round to them, it doesn't need to all be done in one go, which is a big job and very disruptive !

ThisIsWeird

LMS, I think you have described perfectly the need for a 'plan'.
You've already sussed out two reasons why the rendering should be delayed. Could there be others? No more exterior changes? No garden room or anything like that?
Check, but there may be rules regarding having to add insulation should you re-render a property. Even without this, explore different external finishes - would your home benefit from a visual exterior lift if you added something different like sections of cladding? (Although more tricky if a semi)
Rewiring can be disruptive and messy, depending on how the cables can be run. How is it done currently? Usually folk would get it done in one fell swoop, but I guess - if planned out - it could be done in stages if that really helps. But I'd suggest that every room should have a clear outline of what it'll have, and where. Obviously the basics like socket and light positions, but even the use of USB sockets, running Cat and aerial cables, any CH zone controls, EVERYTHING.
Then, possibly, you can find a sparky to take on the job over a period of time to suit your needs. The idea would be to run ALL the cables through areas that will be hard to access in future, so they don't need to go back there. Eg, if the cables will run from the CU to under your floor, then it would make sense for that awkward first underfloor stage to be done in one go, so ALL the cables required will be brought up to the CU, but only the desired rooms will be connected - the remaining cables can sit, coiled up, and waiting somewhere accessible near these rooms. Just a thought, and you'd need to find a sparky who is ok with such a plan.
Don't rewire a kitchen or bathroom until you know EXACTLY what's going in there, and where!
Does your CH system need updating? Any rads to be repositioned? Don't put down flooring after running the cables only to have to lift it again.
When it comes to redecorating - removing wallpaper, possible reskimming, will you be DIYing any of that?

YoungBlueEyes

I can't help with most of that but I can tell you what we did. 

We bought a 60's semi last summer, and it prob needs most of your list doing to it tbh. I wanted the outside stuff doing first (before autumn and winter hit). So I got the roof sorted, then new guttering/downpipes/boards etc, then new windows and front door. In that order. 

It's kinda juddered to a halt now. New wiring isn't strictly needed but would be good for more sockets. I got it (and the gas bits) checked so I know they're all safe, just old. We've learned to live with the rest - kitchen/bathroom etc. We haven't even redecorated... My advice would be keeping the money rolling in cos if you hit a pause you might not get restarted ha haa! 

Emmia

Could you just get the bathroom fan installed (not touching the rest of the bathroom) and the windows - then sort the render so you won't disturb it whenever the bathroom gets done?

FreeBear

ThisIsWeird said: Check, but there may be rules regarding having to add insulation should you re-render a property.

If you just chip off the top layer, or apply fresh render over the top, it would be regarded as a "repair", so wouldn't trigger the requirement to insulate. But if you were to remove more than 25% of the render back to bare brick, then that would (probably) need to insulate.

Using external wall insulation will require window/door sills to be extended, and downpipes will need to be moved. On gable walls, the roof needs extending, typically, half a tile width. If there are bay windows to contend with, the detailing can look piggin' ugly, as can the finish with gable walls.. A lot of 1930s properties had facing brick on the lower half, with a render on the upper. Whilst some people will go and render the whole lot, it can destroy the character of the property.

My preference is to insulate the walls internally as this allows you to work on one room at a time without worring about weather. It has its one set of advantages/disadvantages such as moving of sockets, radiators, and pipework. But on the plus side, you get nice flat walls to decorate.

I fear a budget of £20K is not going to be enough, especially if the roof needs doing. I've probably spent that much on *this late 1920s semi over the last few years, and I haven't even got to the bathroom yet..

Little.Miss.Sunshine_5 - You say a chunk of render has come away under the upstairs bay window - Have a close look at the construction of that bit of wall. You may well find it is timber studwork with lath & lime plaster on the inside, and a lath & render externally. If so, remove the render & laths, fill the voids with insulation, and clad with silicate (or cement) boards before applying render. This will help to keep that bedroom warm in the winter.

Little.Miss.Sunshine_5

Thank you all so much, that’s a lot to think about but all really helpful.

@secla it’s good to hear someone else has done things and in that order.

@mi-key in my mind it made sense to get the rendering, guttering and windows all done at the same time whilst scaffolding is up, I hadn’t considered the guttering leaking so that’s extra reason as to get that all done at once.

With the electrics we had the consumer unit replaced when we moved in but there’s a major lack of sockets throughout the house so there will be lots of additional sockets to go in but maybe not lighting, it’ll be worth getting it checking I think.

@ThisIsWeird you raise a lot of very good point I hadn’t even considered.  It’s all getting added to the list including the CH system, which is ok for now but it’s future replacement will need to be considered along with some radiators in odd places.

@YoungBlueEyes we never got started with this house project in the first place haha!

@Emmia good idea getting the bathroom fan sorted first.  I think we’ll look at kitchen plans soon too.

@FreeBear the whole house is render on top of at least 1 layer of pebble dashing (maybe 2 layers!) so we will definitely be replacing more that 25%.  We did get quotes last Summer for pebble dashing and no one mentioned insulation to us. External insulation doesn’t sound pretty and I’ll be paying extra attention to recently work on properties in our street and doing some research.  Internal insulation may be easier on our budget to go one room at a time.  Looking at the chunk missing from the bay window, there was fluffy stuff in there, which I assumed was insulation.  It’s been sealed back up and we were told it’ll be good for a year or two until we get the whole house redone.  

The 20k is not our overall budget just how much we’ve got saved so far.  I’m hoping that’s not far off what we need to sort the external out.  The positives are that the roof is relatively new and in really good shape and the heating works.

Overall I think we need to focus on getting the outside of the house sorted first but we need to look at every room within the house and make a plan for what we want doing, paying particular attention to anything that would affect the outside and getting those sorted whilst we wait for work to begin outside.  Which is huge in itself but not so scary if we feel like we’re doing it in the right order. 

ThisIsWeird

Little.Miss.Sunshine_5 said:

@FreeBear the whole house is render on top of at least 1 layer of pebble dashing (maybe 2 layers!) so we will definitely be replacing more that 25%.  We did get quotes last Summer for pebble dashing and no one mentioned insulation to us. External insulation doesn’t sound pretty and I’ll be paying extra attention to recently work on properties in our street and doing some research.  Internal insulation may be easier on our budget to go one room at a time.  Looking at the chunk missing from the bay window, there was fluffy stuff in there, which I assumed was insulation.  It’s been sealed back up and we were told it’ll be good for a year or two until we get the whole house redone. 

I agree with FBear - although internal insulation will eat up some floor space, it is usually far less obtrusive than external stuff. But, explore and consider both methods.

A decent level of insulation, however you achieve it, will almost certainly transform your house, and save you a small fortune in the longer term. It should also increase its value.

FreeBear

Little.Miss.Sunshine_5 said: @FreeBear the whole house is render on top of at least 1 layer of pebble dashing (maybe 2 layers!) so we will definitely be replacing more that 25%.  We did get quotes last Summer for pebble dashing and no one mentioned insulation to us.

As I said, as long as you are not taking 25% or more back to bare brick, you won't trigger the requirement, Slapping another layer of render over the top of existing is akin to repainting, i.e. routine maintenance.

Not surprising that people giving you quotes didn't mention insulation - Ignorance of Building Regulations is quite widespread. Either through a lack of knowledge & understanding, or not wanting the hassle & expense of dealing with Building Control.

Note - You do not have to involve Building Control or comply with Building Regulations to the letter. When it comes to adding insulation, do the best you can within your budget and with an eye on energy savings (no point in spending £10K just to save £50 per year).

FFHillbilly

Little.Miss.Sunshine_5 said:

1. Rewiring possible a room at a time or the whole thing at once?

I cannot think of a method of works to rewire one room at a time efficiently, the extra work created is likely to end up costing much more in the long run. I'd start by getting quotes for a rewire, and then ask them how much to do it room by room (presumably much higher) and then ask them how much it would be if you boxed ethery thing up and put it out of the way and went on holiday for a week (presumably much lower)

Little.Miss.Sunshine_5 said:

1. Windows need replacing 

Can be done anytime really, window fitters don't need scaffold they will do them from inside. if there's going to be a massive gap between window fitting and plastering you can get them to fit white PVC cover trims to tidy it up, or you might find if you say that this isn't required as you will either get the plastering done straight after or are not bothered by the asthetics of torn wallpaper and broken plaster for a period of time, they will do the fitting slightly cheaper as theres less work for them to do.

Little.Miss.Sunshine_5 said:

1. The whole exterior need re-rendering/pebbledashing. 1 meter square of render has fallen off the upstairs bay window, the rest has been secured but there is still a missing lump.  

rendering wants to be done after the windows

Little.Miss.Sunshine_5 said:

1. New kitchen
2. New bathroom

For both of these you will have to have the electrics done first. adding circuits and altering wiring requires RCD protection and if you have an old fusebox that this can't be fitted to then you can't alter the wiring to suit the new layout which ideally is what you should do. doing any of these before the electrics is a bad idea

Little.Miss.Sunshine_5 said:

We purchased our 1930’s 3 bed semi detached home 7 years ago, knowing full well it needed some work done.  We just feel a bit overwhelmed, don’t know where to start and so have done absolutely zero.  It is perfectly livable, just not very pretty and we want to pay for things as we can afford them and not take on any additional loans. 
What we know needs to be done is…

1. Rewiring possible a room at a time or the whole thing at once?
2. Windows need replacing 
3. The whole exterior need re-rendering/pebbledashing. 1 meter square of render has fallen off the upstairs bay window, the rest has been secured but there is still a missing lump.  
4. New kitchen
5. New bathroom
6. Possible replastering, we’ll know more as we take more wallpaper off. 
7. Guttering needs replacing 

I thought the re-rendering/pebbledashing was the most pressing with the big lump having fallen off but someone has pointed out that the windows will need to be done first, so as not to ruin the render finish. Then I was thinking if we had the bathroom done and an external fan was put in this would also ruin the new render? It feels like a minefield.  We’ve currently got £20k saved towards the renovations. We would love some help with where to start please 🙏 

My advice would be to strip the wallpaper now, you can do this yourselves room by room. It's going to make getting quotes for other work simpler. I don't recommend the use of steamers unless you come across woodchip or several layers of paper that are otherwise impossible to shift and in that case use them with care, it's easy to overheat and pop the plaster off which ultimately takes more time and money to put right. simply scoring the top layer and soaking the paper then waiting an hour is a much more efficient way to remove paper and theres less chance of you inadvertently removing all the plaster

Little.Miss.Sunshine_5 said:

1. Guttering needs replacing 

Then I was thinking if we had the bathroom done and an external fan was put in this would also ruin the new render?  🙏 

The bathroom fan could be done without damaging the render, vents are often retro fitted to existing houses without a problem and having to re render the house. there is always the option of ducting the fan through the soffit, depending on the width of your soffit. I think in line fans fitted in the loft are more than twice as effective as wall mounted axial fans, and they are easier to fit if you can duct though the soffit (a ~10mm peice of plastic or wood, as opposed to a 300mm thick brick or concrete wall).
the guttering could be one of the first jobs if it's currently leaking, if it's not leaking but just looks bad cosmetically then it can be upgraded at any time