Your browser isn't supported
It looks like you're using an old web browser. To get the most out of the site and to ensure guides display correctly, we suggest upgrading your browser now. Download the latest:

Welcome to the MSE Forums

We're home to a fantastic community of MoneySavers but anyone can post. Please exercise caution & report spam, illegal, offensive or libellous posts/messages: click "report" or email forumteam@.

Search
  • FIRST POST
    • project2018
    • By project2018 8th Aug 18, 4:50 PM
    • 8Posts
    • 0Thanks
    project2018
    Renovation of two properties
    • #1
    • 8th Aug 18, 4:50 PM
    Renovation of two properties 8th Aug 18 at 4:50 PM
    Hi im looking at purchasing a 4 bed detached house which also has a detached 2 bedroom cottage in north yorkshire but needs extensive repair, modernisation and alterations throughout.
    Here is a rough list of some of the things we were wanting to have done:

    Also a rough guide of timescale using one company for most of the work

    A rough estimate would be greatly appreciated, thank you

    Both properties need serious damp proofing (survey report - rising and penetrating damp throughout up to 2metres high)
    Whole re-wire of electrics to both properties
    Rendering both properties
    Chimneys all refurbished
    20 x new upvc windows - 2 needs to be made larger
    5 external doors - 1 created
    New roofs on both properties
    Boths lofts to be boarded and insulated
    4 x internal walls knocked through
    Replace stairs with a larger set
    New hall way created from a bedroom
    Remove a set of stairs and patch up
    2 x New combi oil boilers
    25 x radiators
    Both internal walls and ceilings re plastered
    Front door opening created on wall
    New gutters and fascias
    Replace perspex on canopy between properties
    20 x internal doors and frames
    New skirtings throughout
    Replacing 1 x bathroom and 3 x shower rooms - basic
    Replace small kitchen with basic units
    Replace large (30ft long) kitchen with basic units

    External
    450ft total for fencing around the whole estate (6ft x 6ft fencing panels)
    Sliding electric gate
    80ft x 40ft concrete/tarmac at front of the houses
Page 1
    • ProDave
    • By ProDave 8th Aug 18, 5:08 PM
    • 1,125 Posts
    • 1,366 Thanks
    ProDave
    • #2
    • 8th Aug 18, 5:08 PM
    • #2
    • 8th Aug 18, 5:08 PM
    My gut reaction is knock down and rebuild. You will get much better houses, and the VAT refunded. You might find the plot supports 3 or 4 houses doing that.
    • eddddy
    • By eddddy 8th Aug 18, 5:50 PM
    • 7,240 Posts
    • 7,197 Thanks
    eddddy
    • #3
    • 8th Aug 18, 5:50 PM
    • #3
    • 8th Aug 18, 5:50 PM
    Are you looking at creating your dream home, customised to your own specification?

    Or do you want to buy-renovate-sell?

    I don't know north Yorkshire, but in the south you'd typically find it difficult to make a profit on buy-renovate-sell, if you just a hired a building firm to do all the work. The building firm would end up with a much bigger slice of profit than you.

    To make a good profit, you'd have to hire tradesmen direct and/or do a chunk of the 'high value' work yourself.

    But north Yorkshire might be different.
    • project2018
    • By project2018 8th Aug 18, 5:54 PM
    • 8 Posts
    • 0 Thanks
    project2018
    • #4
    • 8th Aug 18, 5:54 PM
    • #4
    • 8th Aug 18, 5:54 PM
    Thanks for the quick response, were just looking for a decent sized home suitable for our needs with land. No intention to sell
    • Doozergirl
    • By Doozergirl 8th Aug 18, 5:56 PM
    • 26,107 Posts
    • 70,522 Thanks
    Doozergirl
    • #5
    • 8th Aug 18, 5:56 PM
    • #5
    • 8th Aug 18, 5:56 PM
    It's hard to digest as a simple list with nothing else to go on.

    A simpler question might be how much do you have to spend?

    I think there's at least 3 months of work there if both houses are empty and you're working simultaneously with a trade finishing on one and then moving onto the others.
    Everything that is supposed to be in heaven is already here on earth.
    • project2018
    • By project2018 8th Aug 18, 6:03 PM
    • 8 Posts
    • 0 Thanks
    project2018
    • #6
    • 8th Aug 18, 6:03 PM
    • #6
    • 8th Aug 18, 6:03 PM
    Yeah I know there's loads that needs doing budget wise 60k to 80k?
    • Doozergirl
    • By Doozergirl 8th Aug 18, 6:20 PM
    • 26,107 Posts
    • 70,522 Thanks
    Doozergirl
    • #7
    • 8th Aug 18, 6:20 PM
    • #7
    • 8th Aug 18, 6:20 PM
    Okay. I had 80k in my head, so there you go
    Everything that is supposed to be in heaven is already here on earth.
    • pleasedelete
    • By pleasedelete 9th Aug 18, 2:20 AM
    • 2,144 Posts
    • 3,555 Thanks
    pleasedelete
    • #8
    • 9th Aug 18, 2:20 AM
    • #8
    • 9th Aug 18, 2:20 AM
    North Yorkshire is the largest county in England and vastly different across all areas. You will pay a very different price in Harrogate from Scarborough.

    If it is rural then getting a builder may be a challenge as they can be local and have long waiting lists.

    UPVC windows in an older property? Really- thats a good way to decrease the value. Is it in moors, dales or conservation area?

    I don't think you will get that for anywhere near 80k if it is in a rural area. And putting cheap/basic fittings in is probably a waste of money unless these are really cheap properties to begin with.
    June challenge 100 a day 3161.63 plus 350 vouchers plus 108.37 food/shopping saving

    July challenge 50 a day. 1682.50/1550

    October challenge 100 a day. 385/3100
    • nubbins
    • By nubbins 9th Aug 18, 7:37 AM
    • 710 Posts
    • 941 Thanks
    nubbins
    • #9
    • 9th Aug 18, 7:37 AM
    • #9
    • 9th Aug 18, 7:37 AM
    North Yorkshire is the largest county in England and vastly different across all areas. You will pay a very different price in Harrogate from Scarborough.

    If it is rural then getting a builder may be a challenge as they can be local and have long waiting lists.

    UPVC windows in an older property? Really- thats a good way to decrease the value. Is it in moors, dales or conservation area?

    I don't think you will get that for anywhere near 80k if it is in a rural area. And putting cheap/basic fittings in is probably a waste of money unless these are really cheap properties to begin with.
    Originally posted by pleasedelete

    My gut was 150k plus
    • project2018
    • By project2018 9th Aug 18, 9:06 AM
    • 8 Posts
    • 0 Thanks
    project2018
    The house is located near ripon and was built in 1900. It has already been updated with pvc windows but these need replacing now. Was looking at Ikea for the kitchens and not too expensive bathroom fittings.
    • victoria61
    • By victoria61 9th Aug 18, 10:41 AM
    • 238 Posts
    • 382 Thanks
    victoria61
    We have just spent 45k on renovating our house. It's a 1930s semi which was perfectly liveable but needed updating. 5 bedrooms; kitchen approx. 12ft sq, 70ft garden. Costs as follows:

    10k for new windows (2 large bays and standard windows in 5 other rooms + new French windows - all from a local company)
    7.5k Kitchen, dining room, utility room knocked through into one large room - 3 walls knocked down and rsjs put in, plastered, electrics put in and radiators relocated
    2.5k new porch (same window company)
    12k new kitchen - that was the cost of the units, appliances and worktop - my husband fitted it all
    3k for 2 new bathrooms - one was a replacement and the second we did from scratch as it used to be a bedroom. Again, this is just the cost of the materials as my husband did all the work
    3k for new flat roof
    2k for new boiler
    1.5k for new utility room in the garage (again all labour done by ourselves)
    2.5k on garden work - new fencing and my husband built a summerhouse from scratch

    Hope that helps.
    Your job sounds a MUCH bigger project!
    Last edited by victoria61; 09-08-2018 at 10:57 AM.
    • pleasedelete
    • By pleasedelete 9th Aug 18, 10:56 AM
    • 2,144 Posts
    • 3,555 Thanks
    pleasedelete
    OK.

    So is it in a conservation area? Dales?

    I have renovated/rebuilt/extended 4 properties in North Yorkshire- 3 moors and 1 Harrogate.

    What is is built from? Stone or brick? What is the roof tiled with?

    Given the labour costs using cheap fittings is usually a false economy.

    My 1900s house has so far cost over 150k and still going! You need to get builders to do quotes really but having 1 company is often more expensive.
    June challenge 100 a day 3161.63 plus 350 vouchers plus 108.37 food/shopping saving

    July challenge 50 a day. 1682.50/1550

    October challenge 100 a day. 385/3100
    • project2018
    • By project2018 9th Aug 18, 11:49 AM
    • 8 Posts
    • 0 Thanks
    project2018
    The house isn!!!8217;t in the dales or any conservation areas. As for the structure it!!!8217;s made from brick. As for the tiles not sure but look old. As for spending wise don!!!8217;t really want to be spending any more than 100k or would go over budget. Unfortunately the house needs to be done as quick as possible and using one company for the majority of the work would speed the up. This is at a cost though of finding individual contractors and saving money. Ideally would like mid range kitchen and bathrooms but getting the essentials done first is the priority.
    • pleasedelete
    • By pleasedelete 9th Aug 18, 1:23 PM
    • 2,144 Posts
    • 3,555 Thanks
    pleasedelete
    How much is it costing and what will it be worth when completed with a low spec fit out?
    June challenge 100 a day 3161.63 plus 350 vouchers plus 108.37 food/shopping saving

    July challenge 50 a day. 1682.50/1550

    October challenge 100 a day. 385/3100
    • westernpromise
    • By westernpromise 9th Aug 18, 1:24 PM
    • 4,263 Posts
    • 5,551 Thanks
    westernpromise
    The area matters hugely to the cost. Eg London tradesmen do not need to see a job to quote for it. They just need to know where it is. All jobs then start at 5,000.
    Buying a house, if you believe the market has a way to fall, or if you are paying sill asking prices ( like some sheeple ) or if you are buying in London, is now a massive financial gamble!!!!! - June 8, 2012 by TheCountOfNowhere
    • Ozzuk
    • By Ozzuk 9th Aug 18, 1:28 PM
    • 1,511 Posts
    • 2,210 Thanks
    Ozzuk
    easy to drop 100k on that spec, depends on finish, how quick you want it. Single contractor costs would be huge as they'd have to factor in bringing in different trades (specialist for gate etc) at a lof of different charge rates. PM could be 10-20k easily if needed.
    • pleasedelete
    • By pleasedelete 9th Aug 18, 1:35 PM
    • 2,144 Posts
    • 3,555 Thanks
    pleasedelete
    Have you secured a mortgage? Buying 2 properties can be more complex, we looked at it a few years ago for a dales house which had a cottage with separate council tax and in the end didn't proceed. Friend has just done it but cottage is in wifes name alone and house in joint- the only way they could get straight residential mortgage on main house was to do the 2nd as a buy to let. They don't let it out.

    Don't they have current bathrooms and kitchens? If not they may not be mortgageable.

    We bought 1 house with a toilet in the kitchen , bath in a cupboard and 1 tap in whole house. 1 kitchen cupboard.
    June challenge 100 a day 3161.63 plus 350 vouchers plus 108.37 food/shopping saving

    July challenge 50 a day. 1682.50/1550

    October challenge 100 a day. 385/3100
    • pleasedelete
    • By pleasedelete 9th Aug 18, 1:36 PM
    • 2,144 Posts
    • 3,555 Thanks
    pleasedelete
    Demolish and rebuild may well be cheaper.
    June challenge 100 a day 3161.63 plus 350 vouchers plus 108.37 food/shopping saving

    July challenge 50 a day. 1682.50/1550

    October challenge 100 a day. 385/3100
    • project2018
    • By project2018 9th Aug 18, 2:09 PM
    • 8 Posts
    • 0 Thanks
    project2018
    The purchase price will be about 300k on a mortgage possibly get it for less due to the survey and yes it is not guaranteed to be accepted for a mortgage. I!!!8217;d like to think the property would be worth 400k plus after renovation. It will be a bit of a niche property and possibly hard to sell one day but we are in need of a large detached house with a detached cottage/annex for a relative which also has a decent amount of land for the family. Both kitchens and bathrooms are in a usable condition but would want to upgrade.
    • pleasedelete
    • By pleasedelete 9th Aug 18, 2:33 PM
    • 2,144 Posts
    • 3,555 Thanks
    pleasedelete
    Had to see how a 4 bed house and a 2 bed cottage could only be worth 400k combined?
    June challenge 100 a day 3161.63 plus 350 vouchers plus 108.37 food/shopping saving

    July challenge 50 a day. 1682.50/1550

    October challenge 100 a day. 385/3100
Welcome to our new Forum!

Our aim is to save you money quickly and easily. We hope you like it!

Forum Team Contact us

Live Stats

395Posts Today

2,404Users online

Martin's Twitter