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House refurb costs/guesses

11 posts & 7 voices | Started 1 year ago by orange | Latest reply from mastiles_fanylion

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orange - Member

looking at a new 3 bed semi, found an area i like and noticed a £30k difference between one place that is okay to move in straight away (but in 5 years time - would need new kitchen/bathroom/decorations etc) and another house on the same street that hasn't been touched in 20years apart from the double glazing

so would £30k cover the costs of new a boiler, CH, kitchen + appliances, rewiring, logburner and back boiler system, bathroom, plaster skim throughout, deorations, timber floor downstairs and carpet upstairs, new internal doors, new garage door etc etc etc?

**** it - may as well list it out here as well! are these reasonable figures?

new boiler/radiators - £3k
logburner with new fue in ext'g chimney, with back boiler connected to hot water system - £4k
re-wire of house and new fusebox- ? £4k
kitchen + new appliances + tiled floor - £5k
bathroom - £4k
timber flooring throughout hall, lounge, dining - £3k
new internal doors - £1k
carpets upstairs - £1k
new garage door - £2k
plaster skim work - £1k
deoration costs plus new switches, sockets, & light fittings throughout - say i do this, £1k
new gutters, fascia - £1k

Posted 1 year ago #
mastiles_fanylion - Member

Sounds about right but allow 10% contingency

Posted 1 year ago #
oldgit - Member

I did a similar thing, our house was classed as derilict.
My only advantage is that I know a lot of tradesmen.
I used a company called Aquafos to confirm it's four walls were sound, they were.
We had a retention on the mortgage, and I was required to present all certificates of work as they were done.
I fully rewired the place, total strip out and got an NIC certificate.
Myself and my brother in law did all the windows and front door.
Did all the central heating.
New bathroom
Stripped out old kitchen, tiled wall to wall replaced kitchen.
Added a utility room with power and plumbing.
Re plastered, carpeted, laminate floored.
Moved some internal walls
Re roofed the garage
New custom balconey
Turfed gardens, laid a patio, new fences etc
Under 10k
Still needs patio doors and french doors onto balconey, outside kitchen and utility room doors. And some internal finishing.

Edit;
I'm having a new garage door, fitted with frame £800.
Plasterer did living room, kitchen, hall stairs and landing £300
Quoted 2.5/3k for log burner fitted (no chimney at all in house)
Depends how handy you are.

Posted 1 year ago #
TheFunkyMonkey - Member

Some of your estimates are a bit out, but overall that budget should get you a top quality finish.

What area are you in? Further north you go, the more value for money you'll get.

Posted 1 year ago #
sslowpace - Member

Agree with the add 10% contingency, possibly 15%.

The only thing I'd change would be the budget for the kitchen to £15k.
My wife would like to double that.....

Posted 1 year ago #
oldgit - Member

The only thing I'd change would be the budget for the kitchen to £15k

We paid under 1k for a kitchen that was being fitted for about 9K, but we did all the planning and fitting. Good job to, those kitchens can really date.

Posted 1 year ago #
mastiles_fanylion - Member

Fwiw we did our house (been empty for 50 yrs apart from farm animals using it in winter) and it cost us around £25k in 2002

Posted 1 year ago #
orange - Member

thanks - sounds as if i'm not that far off, totally forgot about a contingency though!

it's the re-wiring, CH and logburner/backboiler costs that are a mystery to me

Posted 1 year ago #
andyl - Member

20% contingency more like.

Posted 1 year ago #
leffeboy - Member

costs look good but this stuff can take way longer than you imagine. If there is anything else major going on in your life at the moment, e.g. small children arriving, then better avoiding the extra upheaval.

Otherwise go for it, it can be fun

Posted 1 year ago #
mastiles_fanylion - Member

Well I guess the contingency allowance depends on how good you are at estimating in the first place

Posted 1 year ago #

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