First time refurbishment 1960's flat
Discussion
How will you fit a dining table and sofas in the reception room? You can use an online program like http://www.easyplanner3d.com to plan stuff out and check how it will fit.
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sealtt said:
How will you fit a dining table and sofas in the reception room? You can use an online program like http://www.easyplanner3d.com to plan stuff out and check how it will fit.
Cool thread
Thanks Cool thread
We won't be able to fit a dining table in the living room unfortunately but my big modular L sofa shouldn't be a problem. I had used sketch-up for some rooms but the problem for the sofa is that its in storage and I can't remember the name of it or access it properly to measure...The remaining space left of the unit run should be ~3800 so plenty big enough for just the 2 of us.
With no table space that's partly why we've gone with the breakfast bar at the end of the kitchen run and haven't put the hob on that run of units, by doing so we can use the drop down table day to day (just 2 of us) and then have folding stools in the cupboard to give a little extra seating when we have more guests - the worktops can double as a part-time dining table. My hope is to be able to put the dining top "leaf" onto a sliding leg so we can fold it when not in use but I'm not 100% sure if that'd be possible given the weight (planning Quartz/granite).
Beckenham, so SE London near Bromley.
Its just about the best street in the area and we are lucky enough to just be on the part of the road where it turns private so little/no traffic, access to the garages and our (2!) allocated spaces from a normal tarmaced street so I can get something silly without worry. That and 3 stations and the high street within a 10 minute walk, result really.
Its just about the best street in the area and we are lucky enough to just be on the part of the road where it turns private so little/no traffic, access to the garages and our (2!) allocated spaces from a normal tarmaced street so I can get something silly without worry. That and 3 stations and the high street within a 10 minute walk, result really.
Well we've had a few busy weekends, place currently looks like this:
And it resulted in a bit of rubbish...
Managed to fill this bad boy up within just a few hours
But still have a completely full garage to clear next weekend - another 8 yarder (£270!) should do it as long as the council come for the appliances!
I'm now curled up on the sofa with (another) beer, aching beyond belief ahead of a very busy few weeks at work which will likely see the flat take a back seat, save for the weekends
And it resulted in a bit of rubbish...
Managed to fill this bad boy up within just a few hours
But still have a completely full garage to clear next weekend - another 8 yarder (£270!) should do it as long as the council come for the appliances!
I'm now curled up on the sofa with (another) beer, aching beyond belief ahead of a very busy few weeks at work which will likely see the flat take a back seat, save for the weekends
Thanks! - was back up there clearing the last out yesterday evening....
Shaping up to be a busy week....especially Saturday!
Tonight:
Got a friend of ours (has own commercial business and has offered to take on our small job) coming over later this evening to have a look and price up all of the heating and plumbing systems, being on a tight-ish budget this helps! Hopefully he (well an employee) will be starting to move all of the water and gas supplies into position over coming weeks.
Saturday:
Another skip is arriving, another 8 yard was £270, I think we need a 10 but refused to pay the £490 quoted (only 1 company)....guess an 8'll have to to! - anything left over will have to be collected by the council/taken to the tip in the car
The gas company should be arriving to fit a new gas meter, anything smaller than current is a bonus as SGN are unable to move the supply meaningfully - will have to be hidden within a custom wardrobe. - free
First delivery of wood for the new walls is due to arrive, 35 lengths of 2.4m 2x3 (walls) and 40 lengths of 3.0m 2x2 (ceiling drop to get rid of artex & accommodate spotlights) - £300
Internal doors (ex fire door) - £170 and the dishwasher (£200 on sale) are due to arrive
Shaping up to be another busy weekend!
So of my £20k max budget I've managed to spend just over £5k so far, but this does include the kitchen & all appliances, the kitchen (ex. worktops), all doors and ironmongary, new power tools and various other bits, with my credit card having little room left it needs to come in fairly cheaply! Thankfully the most part will be absorbed (ahead of a Sarnie remortgage) by a new Virgin balance transfer card which is a no-brainer - 0.59% balance transfer fee & c.40 months interest free in case it helps anybody else!
Separately - I need a pointer toward some good (but not too costly) internal stud wall insulation. Heat insulation is largely irrelevant but acoustic insulation is paramount as it'll be between living areas/bathrooms and the bedrooms - I get up early and the washing machine is separated in its own cupboard.
Shaping up to be a busy week....especially Saturday!
Tonight:
Got a friend of ours (has own commercial business and has offered to take on our small job) coming over later this evening to have a look and price up all of the heating and plumbing systems, being on a tight-ish budget this helps! Hopefully he (well an employee) will be starting to move all of the water and gas supplies into position over coming weeks.
Saturday:
Another skip is arriving, another 8 yard was £270, I think we need a 10 but refused to pay the £490 quoted (only 1 company)....guess an 8'll have to to! - anything left over will have to be collected by the council/taken to the tip in the car
The gas company should be arriving to fit a new gas meter, anything smaller than current is a bonus as SGN are unable to move the supply meaningfully - will have to be hidden within a custom wardrobe. - free
First delivery of wood for the new walls is due to arrive, 35 lengths of 2.4m 2x3 (walls) and 40 lengths of 3.0m 2x2 (ceiling drop to get rid of artex & accommodate spotlights) - £300
Internal doors (ex fire door) - £170 and the dishwasher (£200 on sale) are due to arrive
Shaping up to be another busy weekend!
So of my £20k max budget I've managed to spend just over £5k so far, but this does include the kitchen & all appliances, the kitchen (ex. worktops), all doors and ironmongary, new power tools and various other bits, with my credit card having little room left it needs to come in fairly cheaply! Thankfully the most part will be absorbed (ahead of a Sarnie remortgage) by a new Virgin balance transfer card which is a no-brainer - 0.59% balance transfer fee & c.40 months interest free in case it helps anybody else!
Separately - I need a pointer toward some good (but not too costly) internal stud wall insulation. Heat insulation is largely irrelevant but acoustic insulation is paramount as it'll be between living areas/bathrooms and the bedrooms - I get up early and the washing machine is separated in its own cupboard.
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...
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