First time refurbishment 1960's flat
Discussion
Well that was a busy weekend!
We managed to totally empty the palce over the course of last week ahead of the skip coming to take it all away, that and allow the new plumbing and heating systems to come in!
(standing where en-suite will be looking toward the new bedroom)
The old heating system has now been removed fully after I chopped out the floor to allow it:
and filling this (and the other smaller trenches) took 13 bags of mix....260kg's!
my back is killing me after having to mix it all in a bucket (with no water supply) yesterday...
They've also been busy fitting the new drainage system, althogh something tells me that the toilet soil (closest to the uprights) has been put in about 400 too far right!
Whoever mentioned it elsewhere toward the beginning we found some (what look to be) asbestos pipes for the block venting system (left pipe in the above) not highlighted in the building report on purchase...trying not to touch them (despite dislodging the extractor from the end of them a few weeks ago) - they'll be left well-alone and re-boxed in shortly with a make-do connection to a new extractor that I'll have to fabricate - tape most likely.
The second skip came and was promptly filled:
now just old bulky bits left in the garage (old bed, bath and all appliances - the scrap metal guy never showed up...)
The wood delivery (well most of it) did turn up and the GF had a rest after helping lift it over the balcony..
Got wood?
So with the plumbers needing the walls between bathrooms built asap I think i'll need to get out of the office at a decent time this evening and get to work!
We managed to totally empty the palce over the course of last week ahead of the skip coming to take it all away, that and allow the new plumbing and heating systems to come in!
(standing where en-suite will be looking toward the new bedroom)
The old heating system has now been removed fully after I chopped out the floor to allow it:
and filling this (and the other smaller trenches) took 13 bags of mix....260kg's!
my back is killing me after having to mix it all in a bucket (with no water supply) yesterday...
They've also been busy fitting the new drainage system, althogh something tells me that the toilet soil (closest to the uprights) has been put in about 400 too far right!
Whoever mentioned it elsewhere toward the beginning we found some (what look to be) asbestos pipes for the block venting system (left pipe in the above) not highlighted in the building report on purchase...trying not to touch them (despite dislodging the extractor from the end of them a few weeks ago) - they'll be left well-alone and re-boxed in shortly with a make-do connection to a new extractor that I'll have to fabricate - tape most likely.
The second skip came and was promptly filled:
now just old bulky bits left in the garage (old bed, bath and all appliances - the scrap metal guy never showed up...)
The wood delivery (well most of it) did turn up and the GF had a rest after helping lift it over the balcony..
Got wood?
So with the plumbers needing the walls between bathrooms built asap I think i'll need to get out of the office at a decent time this evening and get to work!
Edited by kiethton on Monday 23 May 13:31
Just a quick question on the electrics...
Just had a quote:
New switchboard, all wiring to everywhere as new. I supply the sockets, FSU's etc and all light fittings (excluding 3, 2 simple cupboard lights and 1 outdoor).
32 light fittings
4 wall lights
19 double switches
2 shaver sockets
2 FSU's
2 bathroom electric rad's
Cooker switch
Full Cat5E (7 points)
Coax (2 points)
Wire for satellite (2 points)
New switchboard
It's all at stud framework stage, all wires can be run in a (currently exposed) ceiling void.
£2.5k all in, it's a family friend (semi-retired, plays golf with my dad weekly) in zone 3/4 London -fair price?
Just had a quote:
New switchboard, all wiring to everywhere as new. I supply the sockets, FSU's etc and all light fittings (excluding 3, 2 simple cupboard lights and 1 outdoor).
32 light fittings
4 wall lights
19 double switches
2 shaver sockets
2 FSU's
2 bathroom electric rad's
Cooker switch
Full Cat5E (7 points)
Coax (2 points)
Wire for satellite (2 points)
New switchboard
It's all at stud framework stage, all wires can be run in a (currently exposed) ceiling void.
£2.5k all in, it's a family friend (semi-retired, plays golf with my dad weekly) in zone 3/4 London -fair price?
Harry Flashman said:
Yes it is. My rewire, Cat6, ceiling speakers, sockets, consumer unit, electric UFH in baths, shaver sockets, oven wiring etc is around £8k! 6 bed, 4bath house, Sw2 zone 2, so not too far from you...and I too am supplying all the switches, sockets etc.
Fair point, this is only a 2 bed flat at first fix stage (although I've got to chase in walls I haven't stripped/aren't new)It's a family friend that I know does a good job with a big eye for detail so I'll press ahead
Thanks but things have progressed, even from this weekend! - hard to think we've had the keys for exactly a month now, we're ~£6.5k into the £15-20k budget and likely another few months left.
The spend so far includes the cost of the kitchen (ex. worktops), all appliances, both bathrooms, all doors and tools so we're not doing too badly there!
The friend of mine that's doing the heating system hasn't done any more (beyond ordering parts) this week, thats fine as he's fitting me in around over work which is a result
I've been back to the electrician this afternoon to confirm specifications before getting him in in a few weeks time.
The bathrooms & doors ordered on Sunday have now arrived and are ready to be plumbed in/fitted, only got a couple of taps outstanding now.
More importantly the stud wall frames have now started going up so the pipes can be run within the walls - all wood has been cut with my noce new toy (mitre saw) and I'm off to carry on drilling into the floor/ceiling/walls this evening as I attach the base and ceiling boards. Thankfully my neighbors are very patient! After today, with any luck the main frames for half the flat will have been done, leaving only the ceiling bulkheads (lights), framework for the shower/sink to sit on and the simpler walls elsewhere to be done.
After that its just a case of getting back to chase another old family friend (carpenter) for a quote to fit some doors and build a pocket for another as I reckon thats beyond my skills.
Only trade remaining then is a plasterer - anybody know a decent one around Beckenham?
The spend so far includes the cost of the kitchen (ex. worktops), all appliances, both bathrooms, all doors and tools so we're not doing too badly there!
The friend of mine that's doing the heating system hasn't done any more (beyond ordering parts) this week, thats fine as he's fitting me in around over work which is a result
I've been back to the electrician this afternoon to confirm specifications before getting him in in a few weeks time.
The bathrooms & doors ordered on Sunday have now arrived and are ready to be plumbed in/fitted, only got a couple of taps outstanding now.
More importantly the stud wall frames have now started going up so the pipes can be run within the walls - all wood has been cut with my noce new toy (mitre saw) and I'm off to carry on drilling into the floor/ceiling/walls this evening as I attach the base and ceiling boards. Thankfully my neighbors are very patient! After today, with any luck the main frames for half the flat will have been done, leaving only the ceiling bulkheads (lights), framework for the shower/sink to sit on and the simpler walls elsewhere to be done.
After that its just a case of getting back to chase another old family friend (carpenter) for a quote to fit some doors and build a pocket for another as I reckon thats beyond my skills.
Only trade remaining then is a plasterer - anybody know a decent one around Beckenham?
Edited by kiethton on Thursday 26th May 16:59
Thought I'd give a weekly update, not much happened over the past weekend as I decided to take a break - watching people that can actually hit a golf ball well in a very nice housing estate in good weather...since spent the time wondering how I could ever be in a position to afford a house on said estate and play as well....the M2 on display was rather nice too! - and also a few days away in Portual.
So since then I've finished the walls in half of the flat over the past few evenings after work, so now on that side there is just the ceiling/waste boxing left to. A friend of ours has been in fitting the new heating and water systems over the past few weeks, fitting in our job around his other work to minimise cost/keep his employees busy in down-time, result really! I have also built the base counter on which the basin will sit, hoping to build some sort of internal shelf within too for the modern designer look!
The electrics are being finalised this weekend with the electritian hopefully starting in the next week or so, a change of spec and him realising that we will supply some of the bits has seen the cost fall to ~£2.4k, all new wiring, from scratch.
We have the insulation arriving this weekend to inside the new walls which should hopefully correspond with them being finished by Saturday evening so I can stuff half of them and put the plasterboard into a few choice places (one side likely so cables/pipes can still be run easily).
So some current status pic's...we stand like this 4.5 weeks after getting the keys - hopefully still on track to have it all done in ~3 months!
The en-suite - diving wall between the shower (right) and toilet (left):
The main bathroom and the counter/boxing I've built (top is a little ropey I know - nothing plasterboard can't fix as the level says the front edge and sides are straight despite not looking it...nothing plasterboard can't fix) - need to finish the boxing off to the right when the bath is in so I can get the correct level for the top section:
And standing in the main bedroom looking through the en-suite to the main bathroom:
So since then I've finished the walls in half of the flat over the past few evenings after work, so now on that side there is just the ceiling/waste boxing left to. A friend of ours has been in fitting the new heating and water systems over the past few weeks, fitting in our job around his other work to minimise cost/keep his employees busy in down-time, result really! I have also built the base counter on which the basin will sit, hoping to build some sort of internal shelf within too for the modern designer look!
The electrics are being finalised this weekend with the electritian hopefully starting in the next week or so, a change of spec and him realising that we will supply some of the bits has seen the cost fall to ~£2.4k, all new wiring, from scratch.
We have the insulation arriving this weekend to inside the new walls which should hopefully correspond with them being finished by Saturday evening so I can stuff half of them and put the plasterboard into a few choice places (one side likely so cables/pipes can still be run easily).
So some current status pic's...we stand like this 4.5 weeks after getting the keys - hopefully still on track to have it all done in ~3 months!
The en-suite - diving wall between the shower (right) and toilet (left):
The main bathroom and the counter/boxing I've built (top is a little ropey I know - nothing plasterboard can't fix as the level says the front edge and sides are straight despite not looking it...nothing plasterboard can't fix) - need to finish the boxing off to the right when the bath is in so I can get the correct level for the top section:
And standing in the main bedroom looking through the en-suite to the main bathroom:
Edited by kiethton on Thursday 2nd June 09:48
Leedssurveyor said:
Hey great thread, am doing something similar although at a much slower, piecemeal pace! What plasterboard are you using on your external walls?
Thanks, I was just about to order it today (need the plasterboard in some places to fit the bath/showertray) so well timed!Not many external walls - the bricks in the above are just between us and the neighbours. I was going to just use standard gyproc (what was on before) dot and dab'ed onto those walls. We'll likely go for standard 12.5mm "tapered" stuff via TP (another family friend manages one so should be able to sort us out a "competitive" price), obviously with standard moisture-board in the bathrooms. I've ordered Rockwool RWA45 for the wall cavities which should help insulate for sound.
I had considered the "noise" plasterboard but it is a very quiet block anyway so won't make much difference (especially at multiples of the likely price!)
Not enjoying carrying what will likely amount to 35 sheets of 8x4 sheet down a few corridors and up a flight of stairs though...
Thanks! Always hard work seeing as I've got the day job to do too!
Neighbours have been fine, not once complained about the noise/dust. However, the day we collected keys we dropped a brief note through all doors on our floor and those immediately above/below introducing ourselves and apologising for any noise or disruption in advance. We stop ourselves using power tools by ~8:45pm in the evenings and don't start before 9:30am at weekends.
Every time we create mess in the communal hallways we clear it up immediately and likewise brush the car park as we trapse plasterboard remains around. Also saying hello whenever we see anybody helps.
Worst we've had is a mid-60's guy below (no kids and lonely I think) complaining when water dropped off the side of the balcony on his plants (treats them like children) and had a go when the door slammed with us on the wrong side and I boosted my GF up enough to climb onto the balcony (1st floor) and in a window, only as he thought we were too close to the plants.
Seprate note, managed to get out of work earlier this afternoon - back to the flat for ~6:30, 45 minutes later and the wall in the kitchen/reception is now done
Neighbours have been fine, not once complained about the noise/dust. However, the day we collected keys we dropped a brief note through all doors on our floor and those immediately above/below introducing ourselves and apologising for any noise or disruption in advance. We stop ourselves using power tools by ~8:45pm in the evenings and don't start before 9:30am at weekends.
Every time we create mess in the communal hallways we clear it up immediately and likewise brush the car park as we trapse plasterboard remains around. Also saying hello whenever we see anybody helps.
Worst we've had is a mid-60's guy below (no kids and lonely I think) complaining when water dropped off the side of the balcony on his plants (treats them like children) and had a go when the door slammed with us on the wrong side and I boosted my GF up enough to climb onto the balcony (1st floor) and in a window, only as he thought we were too close to the plants.
Seprate note, managed to get out of work earlier this afternoon - back to the flat for ~6:30, 45 minutes later and the wall in the kitchen/reception is now done
So the insulation I ordered yesterday arrived this morning @ 8am much to my Mum's annoyance! (Only place to receive stuff where somebody has a chance of being there!)
5 bales of rockwool...
Now to get them the 8 miles to the flat, hoping that between my 540i saloon and the GF's scirocco we'd manage. Somehow I think the 540i winds in the practicality stakes! 1:0 to the BMW! - she had to drive there with the boot open!
5 bales of rockwool...
Now to get them the 8 miles to the flat, hoping that between my 540i saloon and the GF's scirocco we'd manage. Somehow I think the 540i winds in the practicality stakes! 1:0 to the BMW! - she had to drive there with the boot open!
Well we had another busy weekend!
At the last half of last week the toilets have been installed alongside the boiler. All waste pipes have now been run and it's just the rad pipes that are left (plus a few pipes for taps etc.) so things are progressing!
Between the GF and I we have also managed to finish off all of the walls and boxing, the required plasterboad has been delivered and all is set to go!
Plan is for me to start on the ceiling bulkheads (for the lowered ceiling, planning to fit some of Guy's spots) this evening whilst the GF paints the exterior/brick/breezeblock walls with some diluted PVA so I can dot and dab some of the platerboard to walls later this week - intention is to do the bathroom only so the suites can be fully installed whilst waiting on other areas post-sparky.
All continues apace!
Only issue is I'm off on holiday next week which will likely push things back, nonetheless hopefully we'll be done and in within ~9 weeks!
At the last half of last week the toilets have been installed alongside the boiler. All waste pipes have now been run and it's just the rad pipes that are left (plus a few pipes for taps etc.) so things are progressing!
Between the GF and I we have also managed to finish off all of the walls and boxing, the required plasterboad has been delivered and all is set to go!
Plan is for me to start on the ceiling bulkheads (for the lowered ceiling, planning to fit some of Guy's spots) this evening whilst the GF paints the exterior/brick/breezeblock walls with some diluted PVA so I can dot and dab some of the platerboard to walls later this week - intention is to do the bathroom only so the suites can be fully installed whilst waiting on other areas post-sparky.
All continues apace!
Only issue is I'm off on holiday next week which will likely push things back, nonetheless hopefully we'll be done and in within ~9 weeks!
KTF said:
Have you got a drawing of the final layout that you decided on?
Yes,Its going to be near-enough this:
It is mainly inllustative of the walls, icons for the cooker & sink are the wrong way around for gas and plumbing reasons, the sliding door for the en-suite will be on the other side so opens in front of the shower entrance and in the bathroom the toilet & sink are the opposite way around too. Specific placing of sanitary ware in the en-suite is also a little different but broadly similar.
Edited by kiethton on Monday 6th June 16:23
KTF said:
In the bathroom I would keep the bath, sink, toilet arrangement. Personally I would not be keen on having the toilet next to the bath.
Was my intention but wasn't feasible unfortunately - Asbestos vent for the block would have stopped the toilet waste from flowing to the drainJust a real quick one, currently looking at getting a carpenter in to sort out the door frames.
I need:
5 doors (1 fire door) fitted including the supply and fit of the door lining, I am supplying all doors and ironmongery inc. hinges, latches etc.
1 pocket door frame constructed - I am supplying the system, door and ironmongery - this job includes the construction of the timber frame wall the door will sit in (nearly the same combined width as door & pocket)
The job will have to be done over 2 visits, linings and then fitting, as the walls will need to be plastered in between.
I have had one outline quote from what was an only family friend of £1,550 which seems a bit steep considering it can't be much more than a couple of days work combined. What sort of number is reasonable?
I need:
5 doors (1 fire door) fitted including the supply and fit of the door lining, I am supplying all doors and ironmongery inc. hinges, latches etc.
1 pocket door frame constructed - I am supplying the system, door and ironmongery - this job includes the construction of the timber frame wall the door will sit in (nearly the same combined width as door & pocket)
The job will have to be done over 2 visits, linings and then fitting, as the walls will need to be plastered in between.
I have had one outline quote from what was an only family friend of £1,550 which seems a bit steep considering it can't be much more than a couple of days work combined. What sort of number is reasonable?
Thanks for that, interesting as yours was substantially less and included the materials. (I am also providing the wood for the stud wall/pocket), are you SE based?
I've got another coming to quote in a weeks time that said he normally charges £50 per door to fit (assuming linings already in) so will have to see what he says given this doesn't include linings, hoping for something <800 if possible.
I've got another coming to quote in a weeks time that said he normally charges £50 per door to fit (assuming linings already in) so will have to see what he says given this doesn't include linings, hoping for something <800 if possible.
Just had a look - yours do look good.
I have already had all of the doors delivered, gone for some of these bad boys:
very reasonably priced too! - that and near-enough the only ones that got the GF's approval
They guy coming to quote is top in my local area on rated people with hundreds of reviews so hopefully!
I have already had all of the doors delivered, gone for some of these bad boys:
very reasonably priced too! - that and near-enough the only ones that got the GF's approval
They guy coming to quote is top in my local area on rated people with hundreds of reviews so hopefully!
Wel thought I'd give another status update as I won't be doing anything for a week - holibobs time!
So the boiler is now in and pipes are being run by the guys doing the heating and plumbing, the ceiling resembles spaghetti junction! Radiators are going up and everything is coming together.
All walls are now built and I've started building the ceiling framework, likely a few more days work here though. The sparky starts a week Monday for a full rewire and hopefully I can finish the boarding/clings in time for a plasterer in early July. Then it's just a job of painting, ruling and other finishing!
So a load of pic's:
So the boiler is now in and pipes are being run by the guys doing the heating and plumbing, the ceiling resembles spaghetti junction! Radiators are going up and everything is coming together.
All walls are now built and I've started building the ceiling framework, likely a few more days work here though. The sparky starts a week Monday for a full rewire and hopefully I can finish the boarding/clings in time for a plasterer in early July. Then it's just a job of painting, ruling and other finishing!
So a load of pic's:
So I'm back from my holiday and need to get some doors fitted, with the (cash side) of the budget looking light and no tradesmen getting back to me I need to look at installing some door linings and building the wall for a pocket door.
Door lining kits shouldn't make that side of it too hard (I hope) as I've left the appropriate gaps (well one is 10mm too narrow but hopefully that won't be too much of an issue!) but my biggest issue is building the frame/pocket door enclosure, especially knowing how much to leave (at ground level as there is just the concrete base atm, but presume a door fitter can just shave a few mm off the bottom of the door if its an issue). I have the pocket door kit and enough wood, is it as easy as the below (and numerous youtube videos suggest?)
http://www.dummies.com/how-to/content/how-to-insta...
Door lining kits shouldn't make that side of it too hard (I hope) as I've left the appropriate gaps (well one is 10mm too narrow but hopefully that won't be too much of an issue!) but my biggest issue is building the frame/pocket door enclosure, especially knowing how much to leave (at ground level as there is just the concrete base atm, but presume a door fitter can just shave a few mm off the bottom of the door if its an issue). I have the pocket door kit and enough wood, is it as easy as the below (and numerous youtube videos suggest?)
http://www.dummies.com/how-to/content/how-to-insta...
Spent another day and a half cracking on this weekend, would have been more but I had to repatriate my motorbike after an impromptu Friday evening after work bender...
Pocket door is now installed and looks good and I've got all 5 door linings for £100 - can't believe I was going to be charged £1559 to do it as with the help of common sense and YouTube it wasn't actually that hard!
Half of the ceiling batons to form the dropped ceilings are now in although drilling above your head into concrete isn't fun!
Electritian is due to crack on this week after not showing up last week, as it's a family friend I'm not going to push it, plus it give me a bit more time to finish up for him prior.
It's moving on and with all walls up (half boarded) you can now see the proper beginnings of the new layout - it's going to work! And pretty well at that!
Pocket door is now installed and looks good and I've got all 5 door linings for £100 - can't believe I was going to be charged £1559 to do it as with the help of common sense and YouTube it wasn't actually that hard!
Half of the ceiling batons to form the dropped ceilings are now in although drilling above your head into concrete isn't fun!
Electritian is due to crack on this week after not showing up last week, as it's a family friend I'm not going to push it, plus it give me a bit more time to finish up for him prior.
It's moving on and with all walls up (half boarded) you can now see the proper beginnings of the new layout - it's going to work! And pretty well at that!
I went with these ones:
http://www.doorsdirect2u.co.uk/index.php?route=pro...
fire door from the above link - they do the normal ones too but they were cheapest at DIY.com (B&Q)
http://www.diy.com/departments/2-panel-primed-smoo...
http://www.doorsdirect2u.co.uk/index.php?route=pro...
fire door from the above link - they do the normal ones too but they were cheapest at DIY.com (B&Q)
http://www.diy.com/departments/2-panel-primed-smoo...
HotJambalaya said:
Very interested in the pocket door thing, wanting to do something similar in my place. Do you have some links to the system? How far does it cover?
I used the Henderson kit from screwfix (they have various to suit the desired door), in my case the PDK3 system (door 1981 x 762), cost ~£150 from memory.I had a gap of ~1700 for the wall and door, door kit requires basically 2x door width + a little, my track assembly header was about 1550 wide. Other models work on a different basis.
http://www.screwfix.com/p/henderson-pocket-door-pd...
The below shows how simple (ish) it is to install (clipping it into the mounting brackets is a little harder than it looks though! - making sure the tab is aligned properly)
https://youtu.be/h2A0qLkul94
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