House Repair/Refurbishment/Renovation - Help! :)

Nardge

Dear Forumites,

I’d be grateful for your assistance.

I have recently bought a house with which I am very happy.

A Level 3 Building Survey was completed prior to purchase.

The need for various further investigations and repair/refurbishment was identified.

Further recommended surveys were: CCTV drainage, Presence of lead-piping, Plumbing, Damp and Timber, and Subfloor.  

Overhaul of the external walls, retouch of the roof and chimney, review of the rainwater goods, and potential replacement of at least one ground floor timber was also advised.

I also wish for cable, satellite, and an alarm to be fitted. The tv aerial, telephone, and their connections will need sorting out too (they appear worn-out).

Its sensible to address all the above sequentially, in a time and most money efficient way, all prior to addressing the issues internal to the house. Internally, there are thankfully fewer issues. 

What is the job-title or trade that could organise and arrange all the above in an experienced and  considered manner, essentially providing me with a bill at the end? Does such a thing exist? Or is the above something I'll have to work through myself as best I can?

Especially if the latter, it makes sense to:

• Complete all the recommended surveys prior to starting any aspects of the above overhaul?
  
  
• Continue hiring scaffolding from whichever tradesman puts it up first and until such a time as all the above aspects of overhaul are complete, this, right through to communication and alarm installations and upgrades? Would they be agreeable to this?
  
  
• Who is responsible for replacing a soil vent pipe? The surrounding concrete at it's base will likely need to be smashed up in order to achieve the same.
  
  
• Who is responsible for reviewing rainwater gutters and drainpipes, replacing downpipes? Is it the same plumber we'd hire for internal jobs - e.g. a dishwasher connection?

I thank you in advance and do look forward to any advice and guidance you may be able to provide!

With Kind Regards

tacpot12

The sort of trade that could organise all the work is likely to be either a general builder or property maintenance specialist. It's quite a complex project. The contract will need paying for their project management, oversight and quality control of the other trades that are needed.    

You and the contractor will need to agree a budget, and what happens when further problems are found (you should try to have some contigency in your budget), and agree a timetable. You will also need to set payment terms carefully to avoid a big shock at the end of the project.

The builder/property maintenance specialist should be able to figure out the most efficient way to do all the jobs that need doing. So you can leave the planning to them. If they think it sensible, they will pay a firm of scaffolders to erect all the scaffold that is needed by each trade. The scaffolders will tag the scaffold to say it is safe, and providing it is inspected every 7 days and after an severe weather events, all the trades should be happy to use it - providing it allows them to get to the area they need to work safely. (It might be worth geting the main contractor to send the scaffold drawings to the other trades to get them to sign off on it before the scaffold is ordered).  

Your idea of completing all the recommended surveys first is a good one. You need to have a complete list of everyhing you want to do. Use the builder/property management expert to figure out if it makes sense to delay any work for a few years. Most items will benefit from being done as part of the scheme of major works as you will have floors open and will be redecorating. 

Soilpipe repairs would usually bedone by a plumber, but could be done by a general builder. Downpipes and gutters can be attended to by the builder/property management specialist, but check that they have experience of this. I don't think an internal plumber would be keen to do this. I would get bigger gutters fitted as climate change means that we are likely to have heavier rain storms in future. 

You need to be very clear in the contract with the main contract who is responsible for health & safety, building control applications and approvals, cleaning up during and at the end of the work, and probably a host of other things! Google for what to consider when hiring a builder. One particular concern is what is called 'making good'. This is a building term that means reinstalling floors and plaster where it/they have been removed to access services under the floor and in the walls. Your contract should also cover 'snagging'. This is a final review of the building to check that all the work has been done to your satisfaction, and an opportunity for the builder to fix anything that isn't right. Your contract should cover the requirement for one or more snagging reviews at the end. 

You will need to inform you insurers that you are having major works done. 
 

Nardge

tacpot12 said:

The sort of trade that could organise all the work is likely to be either a general builder or property maintenance specialist. It's quite a complex project. The contract will need paying for their project management, oversight and quality control of the other trades that are needed.    

You and the contractor will need to agree a budget, and what happens when further problems are found (you should try to have some contigency in your budget), and agree a timetable. You will also need to set payment terms carefully to avoid a big shock at the end of the project.

The builder/property maintenance specialist should be able to figure out the most efficient way to do all the jobs that need doing. So you can leave the planning to them. If they think it sensible, they will pay a firm of scaffolders to erect all the scaffold that is needed by each trade. The scaffolders will tag the scaffold to say it is safe, and providing it is inspected every 7 days and after an severe weather events, all the trades should be happy to use it - providing it allows them to get to the area they need to work safely. (It might be worth geting the main contractor to send the scaffold drawings to the other trades to get them to sign off on it before the scaffold is ordered).  

Your idea of completing all the recommended surveys first is a good one. You need to have a complete list of everyhing you want to do. Use the builder/property management expert to figure out if it makes sense to delay any work for a few years. Most items will benefit from being done as part of the scheme of major works as you will have floors open and will be redecorating. 

Soilpipe repairs would usually bedone by a plumber, but could be done by a general builder. Downpipes and gutters can be attended to by the builder/property management specialist, but check that they have experience of this. I don't think an internal plumber would be keen to do this. I would get bigger gutters fitted as climate change means that we are likely to have heavier rain storms in future. 

You need to be very clear in the contract with the main contract who is responsible for health & safety, building control applications and approvals, cleaning up during and at the end of the work, and probably a host of other things! Google for what to consider when hiring a builder. One particular concern is what is called 'making good'. This is a building term that means reinstalling floors and plaster where it/they have been removed to access services under the floor and in the walls. Your contract should also cover 'snagging'. This is a final review of the building to check that all the work has been done to your satisfaction, and an opportunity for the builder to fix anything that isn't right. Your contract should cover the requirement for one or more snagging reviews at the end. 

You will need to inform you insurers that you are having major works done. 
 

Thank you so much for taking the time to write a full, informative, and thorough response!

I'll have the above Surveys completed first.

I'll then research/find a recommended 'general builder' or 'property maintenance/management specialist'.

If/as further questions are generated, I'll post them here.

I'm very grateful for your help today!

Best Wishes

FreeBear

tacpot12 said: Soilpipe repairs would usually bedone by a plumber, but could be done by a general builder. Downpipes and gutters can be attended to by the builder/property management specialist, but check that they have experience of this. I don't think an internal plumber would be keen to do this. I would get bigger gutters fitted as climate change means that we are likely to have heavier rain storms in future.

Assuming the soil pipe is cast iron, cutting it at ground level and using a CI to PVC adaptor would save having to break up concrete. Although, if it is an asbestos fibre pipe, it needs to be replaced by someone with experience & training in handling asbestos materials.

For the downpipes, I would recommend fitting a debris gully at the bottom of each one. It traps leaves & moss before the crud ends up in the soakaway (or foul sewer if you have a combined system). Reduces the risk of a blockage in the underground pipes and also gives you a point to monitor water flow (I'll occasionally take a peek in mine during heavy rain to make sure the water is draining away).