Renovation decisions
Discussion
I own a very small (c.800 sq/ft) 3 bed semi. It's dated inside, think artex walls and ceilings, wood chip, avocado bathroom etc. Pretty much needs a full refurb inside and possible some minor adjustments in layout.
No concrete decisions as yet beyond having ordered a new front and back door but I'm pretty certain that it'll be a full strip, rewire, fit gas combi heating, replaster and retrim along with new kitchen and bathroom. Fully aware it'll be a lot of work even in a small house.
Question is, what 'desirable' features would you guys expect to see in a small renovation like mine. Just thinking about the things I may have overlooked; modern lighting options, electrical outlets, wifi, built in storage, insulation etc.
No intentions of moving, just wanting to future proof the place and do everything to a high standard for hopefully <20k, that's flexible though.
Open ended question I know but thanks in advance, some great ideas of other threads here btw.
No concrete decisions as yet beyond having ordered a new front and back door but I'm pretty certain that it'll be a full strip, rewire, fit gas combi heating, replaster and retrim along with new kitchen and bathroom. Fully aware it'll be a lot of work even in a small house.
Question is, what 'desirable' features would you guys expect to see in a small renovation like mine. Just thinking about the things I may have overlooked; modern lighting options, electrical outlets, wifi, built in storage, insulation etc.
No intentions of moving, just wanting to future proof the place and do everything to a high standard for hopefully <20k, that's flexible though.
Open ended question I know but thanks in advance, some great ideas of other threads here btw.
I'm thinking of kitchen and bathroom too (shower room if it's small). If you want to future proof the place go for a classic style rather than fashion items, but use LED ceiling lights.
Try to get creative with built in storage, under the stairs and any nooks and crannies you have.
If it's a period place retain as many features and character as possible. I'm not a fan of combi boilers but appreciate the space saving aspect.
Otherwise if, your going to live in it build it for you, if not think about your target market.
I'm not convinced about networking, things change so rapidly.
Try to get creative with built in storage, under the stairs and any nooks and crannies you have.
If it's a period place retain as many features and character as possible. I'm not a fan of combi boilers but appreciate the space saving aspect.
Otherwise if, your going to live in it build it for you, if not think about your target market.
I'm not convinced about networking, things change so rapidly.
Edited by PositronicRay on Thursday 23 March 07:05
You're going to struggle with your budget. How many bathrooms?
20k is a little over £16k before vat.
£16k isn't much for a good quality build. Be careful of a non vat registered builder doing a job of this size. If they're doing this type of build regularly then they will almost certainly have to be vat registered due to income.
Kitchen materials alone can cost an easy 4K
You may be ok with a 25k budget. Spend it right and do it right... once.
20k is a little over £16k before vat.
£16k isn't much for a good quality build. Be careful of a non vat registered builder doing a job of this size. If they're doing this type of build regularly then they will almost certainly have to be vat registered due to income.
Kitchen materials alone can cost an easy 4K
You may be ok with a 25k budget. Spend it right and do it right... once.
Under £20k? Even £25k is pushing it.
Good kitchen £7k
Good bathroom suite £2k
Plumbing £6.5k
Re-wire £4K
Flooring £3k
Plastering £2.5k
Decorating £2k
That's before you look at miscellaneous labour, extras like nice doors and hardware, gardens and driveways, exteriors such as gutters, soffets etc. fires or wood burning stove, you could easily add on another £5k+ there.
As for what's needed in case of future sale I'd agree go for a really good kitchen and bathroom, think about opening the kitchen into the dining area as people want the kitchen to be the living room these days. Separate the lounge from dining if previously opened up. Good quality hard flooring like engineered oak in your high use areas like hall and kitchen/diner. Led down lighting on ground floor.
Make use of any off street space on the front for parking and go for low maintenance open space at the rear. Decking rather than patio, limit borders and shrubs and even consider Astro Turf depending on your target market (young buyers just want easy maintenance).
Good kitchen £7k
Good bathroom suite £2k
Plumbing £6.5k
Re-wire £4K
Flooring £3k
Plastering £2.5k
Decorating £2k
That's before you look at miscellaneous labour, extras like nice doors and hardware, gardens and driveways, exteriors such as gutters, soffets etc. fires or wood burning stove, you could easily add on another £5k+ there.
As for what's needed in case of future sale I'd agree go for a really good kitchen and bathroom, think about opening the kitchen into the dining area as people want the kitchen to be the living room these days. Separate the lounge from dining if previously opened up. Good quality hard flooring like engineered oak in your high use areas like hall and kitchen/diner. Led down lighting on ground floor.
Make use of any off street space on the front for parking and go for low maintenance open space at the rear. Decking rather than patio, limit borders and shrubs and even consider Astro Turf depending on your target market (young buyers just want easy maintenance).
Ive just had a quote for a good kitchen (well Howdens so "good enough") and its £3.5k fitted.
New bathroom was about £7.5k when all told (suite, pastering, retiling etc.)
New central heating was £5k too
I used good tradesmen but didnt go over the top - my bathroom suite is from victoriaplum for example, but that's £16k of your money gone already
New bathroom was about £7.5k when all told (suite, pastering, retiling etc.)
New central heating was £5k too
I used good tradesmen but didnt go over the top - my bathroom suite is from victoriaplum for example, but that's £16k of your money gone already
We are renovation our place at the moment. It's a 4 bed but the spare rooms are small. I'm looking at around 15k just to re-wire, re-plumb, plaster and paint!
There are always other jobs that need doing once you start stripping back too. We had a cast iron soil stack bricked up inside the house that needed removing and placing.
There are always other jobs that need doing once you start stripping back too. We had a cast iron soil stack bricked up inside the house that needed removing and placing.
Will you be doing any of the work yourself? I've spent 13K on mine up to now and that's including Kitchen, bathroom, flooring, plastering, rewire, combi boiler and decorating. I've done most of the work myself and it really isn't too hard with the help of the internet these days. Pistonheads has been great for advice! I budgeted 15K for the whole lot and its a 1920's victorian semi about 1200sq/ft. hopefully I can get the rest of the finishing done for the last 2K.
Thanks guys, answers pretty much along the lines I'm thinking with a few things I hadn't considered.
Initial budget will hopefully cover heating, plumbing, electrical work, kitchen, bathroom (just one thankfully) and hopefully a good part of any joinery work etc. It is flexible though and I know it will creep up.
Flooring, decorating and fitted bedrooms not yet budgeted for and easily another 8-10k, probably another 3-4K for what needs doing outside (paint exterior, new gutters, work to rear yard)
Beyond initial stripping out I could do a fair whack of the work myself but have decided it be easier and more time efficient to let contractors do it and just go to work to pay for it all. Besides, my large garage/workshop will be used for storing furniture etc.
Thanks so far
Initial budget will hopefully cover heating, plumbing, electrical work, kitchen, bathroom (just one thankfully) and hopefully a good part of any joinery work etc. It is flexible though and I know it will creep up.
Flooring, decorating and fitted bedrooms not yet budgeted for and easily another 8-10k, probably another 3-4K for what needs doing outside (paint exterior, new gutters, work to rear yard)
Beyond initial stripping out I could do a fair whack of the work myself but have decided it be easier and more time efficient to let contractors do it and just go to work to pay for it all. Besides, my large garage/workshop will be used for storing furniture etc.
Thanks so far
- insulation: bear in mind 1920's/30's etc cavity walls weren't built to be filled as they can bridge moisture gaps and also rot out the old tie rods. therefore, its better to clad the exterior of the house or the interior walls with something like 15mm insulating plasterboard.
- rewire
- replumb
- double glazing
- new kitchen
- new bathroom
- no damp
- low maintenance garden!
- rewire
- replumb
- double glazing
- new kitchen
- new bathroom
- no damp
- low maintenance garden!
kurt535 said:
- insulation: bear in mind 1920's/30's etc cavity walls weren't built to be filled as they can bridge moisture gaps and also rot out the old tie rods. therefore, its better to clad the exterior of the house or the interior walls with something like 15mm insulating plasterboard.
- rewire
- replumb
- double glazing
- new kitchen
- new bathroom
- no damp
- low maintenance garden!
My house is probably late 60's early 70's so I'll need to take further advice on that. It's a very dry place as is, no damp. I will be doing insulation between the floors and plenty of extra insulation in the attic. House is already double glazed and I've new front and back door coming shortly. The insulation right now is substandard and the house loses a significant amount of heat within an hour of the heating going off.- rewire
- replumb
- double glazing
- new kitchen
- new bathroom
- no damp
- low maintenance garden!
I've a got a decent yard to the side with comfortable parking for 3 cars, small amount of grass at the front and an enclosed yard to rear. Also have a 19x17' garage with loft above. Oh and an inspection pit too - handy!
I'm 4 years into renovating my 1930's house (link in the wiki at the top of this forum) and things we did/liked:
- Wired network connections to TV points and office as part of rewire
- Retained/re-exposed period features
- Woodburner
- £10k kitchen
- £10k rewire
- £3k boiler move
- Plastering/decorating the first few rooms
You can budget £4 or £5k for new windows and doors if required. Each bedroom or living room - strip down, replaster, repaint, electric sockets and light fittings - will cost about £2k all in. Kitchen, depending on the work required, will cost a lot more than 'just' the quote for a new kitchen. Remember about plastering, painting, tiling etc.
Anyway, what would I look for? Depends on spec of the overall house, but a granite worktop is always nice. Clean, modern lines, plenty of electrical sockets. High spec lighting is always useful. Bathrooms dont need to be amazing, but they need to be modern and functional.
Anyway, what would I look for? Depends on spec of the overall house, but a granite worktop is always nice. Clean, modern lines, plenty of electrical sockets. High spec lighting is always useful. Bathrooms dont need to be amazing, but they need to be modern and functional.
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