Refurb'....what order?
Discussion
Just had new central heating installed and now decided to completely refurb' my property to include the following:
New electrics
Re-board ceilings and plaster including walls and new coving
New kitchen
New bathroom
New flooring to include underfloor heating to kitchen and bathroom
Re-site loft hatch to garage
New roller garage door and floor tiling to include underfloor heating
Create door from hall into garage
Re-render front of property
New front door
New porch door
New internal doors, frames, architrave and skirting throughout
New gutters, facias, soffits, downpipes
Some roof work
After speaking with a couple of recommended builders it seems apparent they must have lots of work as there is a distinct lack of interest in even providing a quote so I'm now considering doing the ripping out myself and then contacting specialist trades (electrician, plasterer etc) to do their bit. I'm not concerned about the ripping out but apart from the obvious what order should the rest be done, eg, electrics before plastering or visa versa?....Thanks!
New electrics
Re-board ceilings and plaster including walls and new coving
New kitchen
New bathroom
New flooring to include underfloor heating to kitchen and bathroom
Re-site loft hatch to garage
New roller garage door and floor tiling to include underfloor heating
Create door from hall into garage
Re-render front of property
New front door
New porch door
New internal doors, frames, architrave and skirting throughout
New gutters, facias, soffits, downpipes
Some roof work
After speaking with a couple of recommended builders it seems apparent they must have lots of work as there is a distinct lack of interest in even providing a quote so I'm now considering doing the ripping out myself and then contacting specialist trades (electrician, plasterer etc) to do their bit. I'm not concerned about the ripping out but apart from the obvious what order should the rest be done, eg, electrics before plastering or visa versa?....Thanks!
Think of it as first fix, plastering, second fix. The leccy/plumber might need to run stuff behind the plasterboard but then also need to finish off fitting and commission things once stuff is in. If you do what I did (plasterer before leccy) you end up having to make a bunch of stuff good in your plaster work!
I also did the flooring before the kitchen and fitted units over the top as I didn't want issues with my appliances dropping down behind the flooring (a 4cm drop in the end!)
I also did the flooring before the kitchen and fitted units over the top as I didn't want issues with my appliances dropping down behind the flooring (a 4cm drop in the end!)
Are you living there and if so how much mess can you stand? Cheapest will be trade at a time for the whole house but peole often can't stand that so do room at a time. More or less: joiner, plumber, electrician, plasterer, fitter (kitchen, bathroom, workshop, torture chamber, etc.)
Do any roof works first.
Do any roof works first.
I would prob be doing them in this order, some things have to be done first,
New electrics
New front door
New internal door frames
Create door from hall into garage
Re-site loft hatch to garage
Re-board ceilings and plaster including walls and new coving
New kitchen
New bathroom
New flooring to include underfloor heating to kitchen and bathroom
New porch door
New internal doors, architrave and skirting throughout
Some roof work
New gutters, facias, soffits, downpipes
New roller garage door and floor tiling to include underfloor heating
New porch door
Re-render front of property
New electrics
New front door
New internal door frames
Create door from hall into garage
Re-site loft hatch to garage
Re-board ceilings and plaster including walls and new coving
New kitchen
New bathroom
New flooring to include underfloor heating to kitchen and bathroom
New porch door
New internal doors, architrave and skirting throughout
Some roof work
New gutters, facias, soffits, downpipes
New roller garage door and floor tiling to include underfloor heating
New porch door
Re-render front of property
First fix:
New electrics (first fix)
New floors to include underfloor heating to kitchen and bathroom (not as in finished floor surface - do that after plastering)
Re-site loft hatch to garage
Create doorway from hall into garage
New front door
New porch door
New internal doors frames
Plastering
Re-board ceilings and plaster including walls and new coving
Second fix:
New electrics (second fix)
New kitchen
New bathroom
New internal doors, architrave and skirting throughout
New flooring (finished flooring)
Whenever:
New gutters, facias, soffits, downpipes
Some roof work
New roller garage door and floor tiling to include underfloor heating
Re-render front of property
New electrics (first fix)
New floors to include underfloor heating to kitchen and bathroom (not as in finished floor surface - do that after plastering)
Re-site loft hatch to garage
Create doorway from hall into garage
New front door
New porch door
New internal doors frames
Plastering
Re-board ceilings and plaster including walls and new coving
Second fix:
New electrics (second fix)
New kitchen
New bathroom
New internal doors, architrave and skirting throughout
New flooring (finished flooring)
Whenever:
New gutters, facias, soffits, downpipes
Some roof work
New roller garage door and floor tiling to include underfloor heating
Re-render front of property
TA14 said:
Are you living there and if so how much mess can you stand? Cheapest will be trade at a time for the whole house but peole often can't stand that so do room at a time. More or less: joiner, plumber, electrician, plasterer, fitter (kitchen, bathroom, workshop, torture chamber, etc.)
Do any roof works first.
I'm staying but made room for any trades by donating all my stuff to the "British Heart Foundation". I'm living in the bedroom with a fridge, washing machine and a microwave in the kitchen.Do any roof works first.
Oh, well just crack on then!
As well as wanting to keep your roof and gutters etc free from leaks, things happen at heights so get that done first. I hadn't noticed your door to the garage in my initial skim; this is likely to be very dusty so I'd do that next. I'm surprised that the two posters above haven't included a first fix plumbing in their lists - it may not be needed but I thought more likely that you would want to either improve the routing of the plumbing or change it to accommodate a new kitchen/bathroom layout or both reasons. I did this process on my previous house; if you can design in service channels with removable covers it helps a lot.
As well as wanting to keep your roof and gutters etc free from leaks, things happen at heights so get that done first. I hadn't noticed your door to the garage in my initial skim; this is likely to be very dusty so I'd do that next. I'm surprised that the two posters above haven't included a first fix plumbing in their lists - it may not be needed but I thought more likely that you would want to either improve the routing of the plumbing or change it to accommodate a new kitchen/bathroom layout or both reasons. I did this process on my previous house; if you can design in service channels with removable covers it helps a lot.
TA14 said:
I'm surprised that the two posters above haven't included a first fix plumbing in their lists
OP didn't mention any plumbing works. Obviously if there are changes to be made work on a first fix, plaster, second fix basis. If it were me I'd get any visible pipework chased into the walls prior to plastering.Thanks guys, I'm also hoping that doing it this way (employing separate trades rather that a builder to do the lot) will help the budget. Just been browsing "The little red book", (endorsed traders published by Which?) that dropped through the letterbox today and tempted to make a couple of calls. Anyone have any experience of the listings quality?
I notice you mention roof and gutter works, and dependant on how big a job these are would determine when they should be done. Essentially in construction you should get your building wind and watertight before fitting out internally, so roof repairs and gutters should be done as soon as possible to stop any overflows or leaks spoiling your internal trades.
Of course you could be getting on with stripping out internally at the same time, then proceed as others have suggested, though you will find that certain trades will be in and out a few times as you learn what needs doing when to facilitate other works, like electricians, plumbers etc on first and second fix.
Oh and as a general rule flooring and decorations are the last trade in.
Of course you could be getting on with stripping out internally at the same time, then proceed as others have suggested, though you will find that certain trades will be in and out a few times as you learn what needs doing when to facilitate other works, like electricians, plumbers etc on first and second fix.
Oh and as a general rule flooring and decorations are the last trade in.
This sounds like a good project, you should get a build thread going!
With regards to trades, I find that good tradesmen know and can recommend other good tradesmen.
Our refurb we did all the whole house things - boiler and rewire, first, then have been working through room by room, but if you can do it all at once that is a much better bet.
With regards to trades, I find that good tradesmen know and can recommend other good tradesmen.
Our refurb we did all the whole house things - boiler and rewire, first, then have been working through room by room, but if you can do it all at once that is a much better bet.
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