MegaSack DRAW - This year's winner is user - rgwb
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We are in a std 2 up 2 down terrace property. Upstairs we have 2 bedrooms and a large bathroom that pokes out the back (above the kitchen).
We want to partition a part of the large front bedroom and relocate the bathroom in there then turn the existing bathroom into a 3rd bedroom. The 3 bedroom will need insulating.
Never had building work done before. Can anyone give me a ball park figure ie 5/10/15 grand?
Much thanks
Won't be cheap I don't think, I'm presuming you won't have a soil stack at the front of the house so drains getting rid of the waste water will be your biggest hastle along with getting the water supplies moved to the front too.
We're just refitting our bathroom to a reasonable standard (ie. branded suite and mid price tiling etc and we're getting close to 2 grand with me doing all the work. As a very ball park figure I would guess over £8k but it could be more.
Best way is to get a rough quote from a plumber / builder and see if it's affordable.
I would say at lest ten grand - you need planning and building warrents, stud walls and a door putting in, drainage could well be an issue
guestimate only tho
There are several types of std 2 up 2 down terrace houses - some basic floor plans would be of help. Friends of mine have looked inot similar options in the past, but once drawn have found that the upstairs layout becomes very inefficient due to the amount of corridor you need to gain access to each room. The position of the stairs usually governs what is and isn't feasible. Also need to consider position of existing windows, ventilation etc.
As mentioned above, getting the waste out will be your biggest problem and may involve more intrusive work to the ground floor than you had bargained for. Doesn't mean it can't be done though. Water supply should be easier to achieve, but still needs to be thought through.
Is an attic conversion not do-able?
Gulp - thanks folks.
Valley roof so can't go up. Cant go down either.
Which way do your floor Joists run ?
Front to back would be an advantage for soil pipe routing.
Normally a third less than a good kitchen.
waste is not a problem.. use a macerator and stuff the thing down the original soil pipe getting water in again no probs.. stud wall/ electrics/ piping/ plaster board/ plaster/ tile bath basin shower loo tile job done
the price of the suite will be a decider on final value suites available from 200 to 20000 the choice is yours..
rest of the work i'd budget on 5k materials and labour plus tiles and suite/ taps.. ( assuming you ll do decorating as a minimum..)
Don't forget the power shower.
I was thinking 5k but totalshell beat me to it.
where are you? my guesstimate is based on north west prices, i'm in manchester
Dont get a Macerator. Don't. NO No NO! NO!
If it costs an extra grand and means ripping all teh floor up throughout the whole house to plumb it properly do that. Don\t get a macerator. Don't.
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NO!
Agrees with meehaja - maceraters are the work of the devil himself.
Whatever you do, don't scrimp. I would reckon £8/£10k ish
Planning and building warrants? Not sure you'd need those for an internal alteration surely? Plus warrant only applies in Scotland to my understanding?
As literally everyone has mentioned - soil stack will be the main issue. Do you have any front garden or is it straight onto the street? If its street - you'll have to gain permission to cut through the pavement for the pipe?
That won't be a problem though - just have to use a council-approved contractor (read someone comfortably in bed with someone from the council ) and pay a 100% premium for the privilege...
No front garden so straight into the footpath/street. There is a house a few doors up who has a bathroom where we want ours but they bought it like that.
Thanks for the replys