how much am i talking for a basic renovation

gcm12321

i am looking at a 1930s 2 bedroom house and am wondering how much it would cost for a basic upgrade:
new Kitchen 
all rooms need plastering 
ceilings need replacing
all carpet needs replacing 
there is no need for a new boiler however i would like additional radiators 
the electrics are fine and don't need changing
as for the bathroom it has recently been done and would not need changing

Flugelhorn

guess much depends on the quality / style of the kitchen and carpets - you can pay just about anything 

gcm12321

Flugelhorn said:

guess much depends on the quality / style of the kitchen and carpets - you can pay just about anything 

do you i could do it under 20000 to a good standerd. i know there will be som areas that i will have to sacrifice to get the price i want such as the kitchen quality and design

Flugelhorn

the kitchen and carpets? or the whole lot ? 

Albermarle

all rooms need plastering 
ceilings need replacing

Do you mean every ceiling in the house needs replacing? That is pretty drastic, what is the problem with them?

Flugelhorn

20K won't go far for  all that 

gcm12321

Flugelhorn said:

the kitchen and carpets? or the whole lot ? 

i would plan or replacing the kitchen and carpets in the future anyway so am willing to go for cheep at the start however want the rest of the work to a good standard

gcm12321

Albermarle said:

all rooms need plastering 
ceilings need replacing

Do you mean every ceiling in the house needs replacing? That is pretty drastic, what is the problem with them?

i would just be replacing the bords as it may have had water damage prior and i belive that it is lats not bord which would need changing if there are any isues that require me to open the celing. aswell as that i was planning to remove them to be sure they are in good condition aswell as accsess to the the cavity in the floor 

FreeBear

gcm12321 said: i am looking at a 1930s 2 bedroom house and am wondering how much it would cost for a basic upgrade:

I'm (still) renovating a late 1920s 3 bed semi.

new Kitchen - Depends on how much work you want to do yourself. I spent ~£1200 on mine and did the installation myself (including electrics, plumbing, and plastering).

all rooms need plastering - Budget £800 per room for a basic skim.
ceilings need replacing - Taking down lath & lime plaster ceilings is a very, very dirty job. If you can do the work yourself, you'd only need to pay for a skip. Lime plaster can be recycled and used as hardcore - If you want a patio or shed base, an ideal way to reuse the old plaster. Laths can be used as kindling for a fire.
all carpet needs replacing - Do this last. £25-50 per square metre plus £100 fitting for each room.

there is no need for a new boiler however i would like additional radiators - Do a proper heat loss calculation for each room, and size the radiators for a 30-40°C flow temperature. Whilst the ceilings are down, take a look at the pipework and consider replacing some of it - I've got 22mm for the main feed & return, and 15mm to each radiator - This will put you in a better position for the day when a heat pump is fitted. In the meantime, you can run the gas boiler at a lower flow temperature which will boost the efficiency (I'm currently running at 40-50°C).

Whilst the ceilings are down in the upstairs rooms, pack the space between joists with extra insulation. With no ceilings, you'll be able to get insulation right up under the eaves (nearly always a cold spot). If you are skimming walls, well worth insulating the external walls where you can. As well as cutting heat loss, it will minimise condensation forming. More is better, so aim for 65-75mm of PUR/PIR.

Total cost - You might get away with £10K if you do much of the grunt work yourself. £20-30K if you pay someone else to do it all.

stuart45

For plastering do you mean hack off back to brickwork, or just skim over existing?

gcm12321

FreeBear said:

gcm12321 said: i am looking at a 1930s 2 bedroom house and am wondering how much it would cost for a basic upgrade:

I'm (still) renovating a late 1920s 3 bed semi.

new Kitchen - Depends on how much work you want to do yourself. I spent ~£1200 on mine and did the installation myself (including electrics, plumbing, and plastering).

all rooms need plastering - Budget £800 per room for a basic skim.
ceilings need replacing - Taking down lath & lime plaster ceilings is a very, very dirty job. If you can do the work yourself, you'd only need to pay for a skip. Lime plaster can be recycled and used as hardcore - If you want a patio or shed base, an ideal way to reuse the old plaster. Laths can be used as kindling for a fire.
all carpet needs replacing - Do this last. £25-50 per square metre plus £100 fitting for each room.

there is no need for a new boiler however i would like additional radiators - Do a proper heat loss calculation for each room, and size the radiators for a 30-40°C flow temperature. Whilst the ceilings are down, take a look at the pipework and consider replacing some of it - I've got 22mm for the main feed & return, and 15mm to each radiator - This will put you in a better position for the day when a heat pump is fitted. In the meantime, you can run the gas boiler at a lower flow temperature which will boost the efficiency (I'm currently running at 40-50°C).

Whilst the ceilings are down in the upstairs rooms, pack the space between joists with extra insulation. With no ceilings, you'll be able to get insulation right up under the eaves (nearly always a cold spot). If you are skimming walls, well worth insulating the external walls where you can. As well as cutting heat loss, it will minimise condensation forming. More is better, so aim for 65-75mm of PUR/PIR.

Total cost - You might get away with £10K if you do much of the grunt work yourself. £20-30K if you pay someone else to do it all.

thank you for the information, i plan on doing everything within my capability's to keep the cost down. have you encountered any major issues while doing the house such as rotten joists or am i thinking a bit to far into it