First time refurbishment 1960's flat
Discussion
So thankfully I've now sold my current flat. Following 12 months of near constant annoyance with daily antisocial behavior, neighborly DV and the theft of my motorbike a few months back, mostly documented here: http://www.pistonheads.com/gAssing/topic.asp?h=0&a... the flat is now sold STC.
After much searching I've found somewhere new. Its on a nice, quiet, well-to-do private road and is currently only a 1 bedroom flat (I intend to change this) but it gets me out....
Currently in Legals which should be done in the next few weeks and then the fun begins!
I'm ok with most aspects of DIY (doing a few bits where I am now) but this is another level. The flat is an executor sale with all that it entails, avocado bathroom, 25 year old boiler, carpets, kitchen etc. but has been well maintained. I'll get some of the photo's up asap but need to start planning the refurbishment now as I'd have to do the work before moving in for my girlfriends sanity and to avoid the hassle/procrastination factor when you're living in it (plus its a good motivation to get out of the GF's parents sooner!)
Thankfully all walls are stud's which makes layout changes easier but with moving walls around it adds a further layer of complexity.
Its currently a big 1 bed (just under 600 sqft) and the plan is to completely reconfigure the space (who needs 2 bathrooms & 3 storage cupboards in a 1 bedroom flat?) to make the most of it, adding a second bedroom along the way.
Current:
Planned:
Some challenges remain - Swapping the bathroom and kitchen over shouldn't be too difficult but need to:
- Fit a 'false' wall to the lower part of the (full height) window in what will be the main bedroom whilst keeping it looking like a full window externally (some sort of vinyl then insulate to level inside, plasterboard and add a faux cill?)
- Get a plumber in to add rad's to the new bedroom and add a new boiler to the existing system - maybe move rad's but this should be easier when the studs are fully exposed and in position - in effect 1st Fix
- Get a plasterer in to skim the ceilings (spots) and the new plasterboard stud walls
- Get a sparky in to wire the new circuits for the bed 2 sockets, add a few in other rooms (lacking), wire the kitchen hob & oven (plus mood lighting?) and wire for ceiling spotlights
- keep the water connection in the hall cupboard and buy a stacker unit so the washing machine & tumble dryer are out of the way and quiet (I will sound insulate).
Then its just the normal kitchen/bathroom fitting, tiling and floor laying that I intend to do myself...
Any pointers for a relative novice?
As I'm currently at the planning stage I'm trying to absorb as much information as possible so I can get going on the work immediately, without forgetting anything now that I'll later forget!
I'll do my upmost to keep this thread updated as we go along - think I'm going to be knackered by the end of it!
I'm also aiming to do it as cost effectively as possible because A, I'm broke and B, I'm tight.....hoping I can sort it for <£10-12k? (any good 0% balance transfer cards going?
)
Kitchen:
We were thinking DIY kitchens for the units and then sourcing appliances/worktops/lighting separately?
Mood lighting - would it be worth the sparky wiring a couple of plugs hidden behind the units at skirting level for transformers and then wiring this circuit to a bank of the main light switch? (double)
Best place for the mood lighting? - under cabinets top and bottom
Internal Doors - who is best for these?
Window:
What would you use to keep it looking like a window externally (can't alter) yet looking like a normal wall and half height window internally? (the fake cill would be matched to the height of the split half way up the current floor - ceiling window)
Bathroom:
Power shower - any recommended make?
Boiler - I presume that a combi is the way to go - again any recommendations?
Tiles - I presume that travertine is fairly uniform by supplier and price is the main comp (local discount store/topps/tile mountain)
Flooring:
Presume that solid oak or at least engineered is the best way to go here? - bathroom is tiled and bedrooms carpeted so its just for the living areas?
Sound insulation -
What is best to use - only so we can't hear the washing machine!
After much searching I've found somewhere new. Its on a nice, quiet, well-to-do private road and is currently only a 1 bedroom flat (I intend to change this) but it gets me out....
Currently in Legals which should be done in the next few weeks and then the fun begins!
I'm ok with most aspects of DIY (doing a few bits where I am now) but this is another level. The flat is an executor sale with all that it entails, avocado bathroom, 25 year old boiler, carpets, kitchen etc. but has been well maintained. I'll get some of the photo's up asap but need to start planning the refurbishment now as I'd have to do the work before moving in for my girlfriends sanity and to avoid the hassle/procrastination factor when you're living in it (plus its a good motivation to get out of the GF's parents sooner!)
Thankfully all walls are stud's which makes layout changes easier but with moving walls around it adds a further layer of complexity.
Its currently a big 1 bed (just under 600 sqft) and the plan is to completely reconfigure the space (who needs 2 bathrooms & 3 storage cupboards in a 1 bedroom flat?) to make the most of it, adding a second bedroom along the way.
Current:
Planned:
Some challenges remain - Swapping the bathroom and kitchen over shouldn't be too difficult but need to:
- Fit a 'false' wall to the lower part of the (full height) window in what will be the main bedroom whilst keeping it looking like a full window externally (some sort of vinyl then insulate to level inside, plasterboard and add a faux cill?)
- Get a plumber in to add rad's to the new bedroom and add a new boiler to the existing system - maybe move rad's but this should be easier when the studs are fully exposed and in position - in effect 1st Fix
- Get a plasterer in to skim the ceilings (spots) and the new plasterboard stud walls
- Get a sparky in to wire the new circuits for the bed 2 sockets, add a few in other rooms (lacking), wire the kitchen hob & oven (plus mood lighting?) and wire for ceiling spotlights
- keep the water connection in the hall cupboard and buy a stacker unit so the washing machine & tumble dryer are out of the way and quiet (I will sound insulate).
Then its just the normal kitchen/bathroom fitting, tiling and floor laying that I intend to do myself...
Any pointers for a relative novice?
As I'm currently at the planning stage I'm trying to absorb as much information as possible so I can get going on the work immediately, without forgetting anything now that I'll later forget!
I'll do my upmost to keep this thread updated as we go along - think I'm going to be knackered by the end of it!
I'm also aiming to do it as cost effectively as possible because A, I'm broke and B, I'm tight.....hoping I can sort it for <£10-12k? (any good 0% balance transfer cards going?
)Kitchen:
We were thinking DIY kitchens for the units and then sourcing appliances/worktops/lighting separately?
Mood lighting - would it be worth the sparky wiring a couple of plugs hidden behind the units at skirting level for transformers and then wiring this circuit to a bank of the main light switch? (double)
Best place for the mood lighting? - under cabinets top and bottom
Internal Doors - who is best for these?
Window:
What would you use to keep it looking like a window externally (can't alter) yet looking like a normal wall and half height window internally? (the fake cill would be matched to the height of the split half way up the current floor - ceiling window)
Bathroom:
Power shower - any recommended make?
Boiler - I presume that a combi is the way to go - again any recommendations?
Tiles - I presume that travertine is fairly uniform by supplier and price is the main comp (local discount store/topps/tile mountain)
Flooring:
Presume that solid oak or at least engineered is the best way to go here? - bathroom is tiled and bedrooms carpeted so its just for the living areas?
Sound insulation -
What is best to use - only so we can't hear the washing machine!
Thanks for the suggestion, think it's a little more cost effective too and every little helps!
That would definitely be the optimum solution, however being in a block I'd have to get freeholder permission as it changes the external aesthetic and is think the cost would be prohibitive?
That would definitely be the optimum solution, however being in a block I'd have to get freeholder permission as it changes the external aesthetic and is think the cost would be prohibitive?
Today's thoughts/pricing up surrounds the bathroom...
L-Shaped bath, sink/cabinet & bog are easily found thankfully, however we are wanting a power shower.
With a new combi boiler in a cupboard behind where the shower will be it makes sense to go with a concealed system, given the space available.
As we'll be doing away with a tank We'll need it to be electric and ideally powerful - whats the recommended system to go for? - do they do this or is it a case of looking at a pump, heater, head, controls etc separately?
L-Shaped bath, sink/cabinet & bog are easily found thankfully, however we are wanting a power shower.
With a new combi boiler in a cupboard behind where the shower will be it makes sense to go with a concealed system, given the space available.
As we'll be doing away with a tank We'll need it to be electric and ideally powerful - whats the recommended system to go for? - do they do this or is it a case of looking at a pump, heater, head, controls etc separately?
Total floor area is ~575 sqft
Bed 1 will be ~ 3.4m x 3.8m
Bed 2 will be ~ 3.4m x 2.6m
Kitchen will be ~ 2.7m x 2.5m (no door)
Reception will be ~4.8m long and between ~2.7 and ~4.0m wide depending on where abouts you are in it
So all rooms are a fair size but not huge, efinately bigger than most flats on the market.
We do really need the second room for now and the future, initially as a guest bedroom & home office for me.
In the future we intend to hold onto it as a BTL when we eventually move on. As a 2 bed it would add ~£250pm to the rent in this location (£1,100pm 1 bed, £1,350pm 2 bed) but shorter-term we'll be remortgaging, so as a 2 bed it'll be worth ~18% more and therefore drop us into a far lower mortgage rate in a few months time, our way of trying to scale that ladder I guess.
Bed 1 will be ~ 3.4m x 3.8m
Bed 2 will be ~ 3.4m x 2.6m
Kitchen will be ~ 2.7m x 2.5m (no door)
Reception will be ~4.8m long and between ~2.7 and ~4.0m wide depending on where abouts you are in it
So all rooms are a fair size but not huge, efinately bigger than most flats on the market.
We do really need the second room for now and the future, initially as a guest bedroom & home office for me.
In the future we intend to hold onto it as a BTL when we eventually move on. As a 2 bed it would add ~£250pm to the rent in this location (£1,100pm 1 bed, £1,350pm 2 bed) but shorter-term we'll be remortgaging, so as a 2 bed it'll be worth ~18% more and therefore drop us into a far lower mortgage rate in a few months time, our way of trying to scale that ladder I guess.
Edited by kiethton on Friday 18th September 13:02
Megaflow said:
It's a good concept, but I'd mirror it around a centre line.
Leave the bathroom where it is, but rotate it so instead of the current long and thin, it is short and fat. This should enable you to make two bedrooms out of the increased space in the current one. The reason for this is moving soil stacks for toilers is a big job and very hard to do successfully.
You can then remove the second toiler and expand the kitchen into this space. This way, you also have balcony access from the lounge, which is how it will get most use.
You'd then loose the window for the second bedroom unless I'm mis-understanding?Leave the bathroom where it is, but rotate it so instead of the current long and thin, it is short and fat. This should enable you to make two bedrooms out of the increased space in the current one. The reason for this is moving soil stacks for toilers is a big job and very hard to do successfully.
You can then remove the second toiler and expand the kitchen into this space. This way, you also have balcony access from the lounge, which is how it will get most use.
Very good point above about the soil pipe above though, everything in the second diagram in the bathroom can be re-organised to keep that toilet pretty close to where it is now which helps
The kitchen hobs were just to get the approx width of units, even for a porker like me that'd be too much!
The Moose said:
kiethton said:
Bed 1 will be ~ 3.4m x 3.8m
Bed 2 will be ~ 3.4m x 2.6m
How will both bedrooms have one length of 3.4m when they're rather different on the drawing?!Bed 2 will be ~ 3.4m x 2.6m
Bed 1 will be ~ 3.4m x 3.6m
Bed 2 will be ~ 2.6m x 3.2m
zollburgers said:
I think 3 cookers in a kitchen that size and a separate built in cooker in its own room is a bit much personally.
Can you do this?
|http://thumbsnap.com/JEEtsMsa[/url]
Good idea, although wouldn't the reception then become a little too small/lack the airiness?Can you do this?
|http://thumbsnap.com/JEEtsMsa[/url]Edited by zollburgers on Friday 18th September 13:14
I'll speak to the GF re. the separate toilet, I can see the benefit but to date she has been dead against it when viewing other places prior...
re. the boiler and washer dryer etc. there is a separate cupboard - boiler within the bathroom (not shown but in bottom right of plan), washer and dryer (stacked) in the cupboard, hopefully with space for an ironing board
re. the boiler and washer dryer etc. there is a separate cupboard - boiler within the bathroom (not shown but in bottom right of plan), washer and dryer (stacked) in the cupboard, hopefully with space for an ironing board
blindswelledrat said:
kiethton said:
Total floor area is ~575 sqft
Bed 1 will be ~ 3.4m x 3.8m
Bed 2 will be ~ 3.4m x 2.6m
Kitchen will be ~ 2.7m x 2.5m (no door)
Reception will be ~4.8m long and between ~2.7 and ~4.0m wide depending on where abouts you are in it
So all rooms are a fair size but not huge, efinately bigger than most flats on the market.
We do really need the second room for now and the future, initially as a guest bedroom & home office for me.
In the future we intend to hold onto it as a BTL when we eventually move on. As a 2 bed it would add ~£250pm to the rent in this location (£1,100pm 1 bed, £1,350pm 2 bed) but shorter-term we'll be remortgaging, so as a 2 bed it'll be worth ~18% more and therefore drop us into a far lower mortgage rate in a few months time, our way of trying to scale that ladder I guess.
How big is your new bathroom? Its looks problematic to meBed 1 will be ~ 3.4m x 3.8m
Bed 2 will be ~ 3.4m x 2.6m
Kitchen will be ~ 2.7m x 2.5m (no door)
Reception will be ~4.8m long and between ~2.7 and ~4.0m wide depending on where abouts you are in it
So all rooms are a fair size but not huge, efinately bigger than most flats on the market.
We do really need the second room for now and the future, initially as a guest bedroom & home office for me.
In the future we intend to hold onto it as a BTL when we eventually move on. As a 2 bed it would add ~£250pm to the rent in this location (£1,100pm 1 bed, £1,350pm 2 bed) but shorter-term we'll be remortgaging, so as a 2 bed it'll be worth ~18% more and therefore drop us into a far lower mortgage rate in a few months time, our way of trying to scale that ladder I guess.
I am not expert on rents, but looking at investment properties to buy this year it was apparent that there was little to no premium on flats where an extra bedroom had so obviously been shoehorned into a 1 bedroom flat. The negatives caused outweighed the extra bedroom. OUr search suggested that £ per square foot price was pretty constant regardless of number of bedrooms.
This was London so may not be directly relevant, but just a point to note.
Checked and it does seem to be a bedroom thing although not may have marked floorplans/total sqft but:
There are hardly any 1 bed's on the market on the road and the one parallel- only a couple of dilapidated small ones (~450sqft) @ ~1k pm
Fair number of 2 beds, ranging from £1,200 to £1650pm, more expensive was a lot bigger and to a very high standard, cheapest would be a similar size but delapidated.
hornetrider said:
In the new layout, are you keeping it open and effectively the two bedrooms open off the lounge? I think that's a bit odd.
In a way, table outside the kitchen would create a 'soft' corridor? either that or could keep a wall/half wall but then its a bit enclosed and not maximising the space Thanks, sounds like a good idea...
Like this but with the kitchen/bathroom in the same places? - This was a previous version and I'd just stripped the corridor out.
Although we plan to live here for a few years final value is the most important consideration and on sale values a 2 bed would see an extra £50k over a 1 bed, even if of similar size (a 2 bed built on the same total footprint but differently orientated in the same building that sold for over £75k more).
For the sake of a couple of £K would it be worth swapping the two over to keep the kitchen and the reception together, away from the bedroom?
Like this but with the kitchen/bathroom in the same places? - This was a previous version and I'd just stripped the corridor out.
Although we plan to live here for a few years final value is the most important consideration and on sale values a 2 bed would see an extra £50k over a 1 bed, even if of similar size (a 2 bed built on the same total footprint but differently orientated in the same building that sold for over £75k more).
For the sake of a couple of £K would it be worth swapping the two over to keep the kitchen and the reception together, away from the bedroom?
^^^^
That's it, I think it's early 70's based on remaining lease length.
Kitchen, would be like the one in our current place which stayed pretty light despite having no windows (but was closer to one). The plan is to get downlights in all rooms then add the undercounter and under wallcabinet lights, which, with the cooker hood should be good enough?
That's it, I think it's early 70's based on remaining lease length.
Kitchen, would be like the one in our current place which stayed pretty light despite having no windows (but was closer to one). The plan is to get downlights in all rooms then add the undercounter and under wallcabinet lights, which, with the cooker hood should be good enough?
jke11y said:
You've not mentioned it and it doesn't say on the advert, but is it leasehold or freehold? If leasehold, the type of thing you are talking about (adding a bedroom and moving walls) can be tricky to get permission for.
I am involved in the refurb of a 1500sq ft 1 bed flat at the moment that has been rumbling on for almost 3 years because the freeholders are refusing permission to turn it into a 2 bed. It has sat stripped out and empty for that entire time whilst they argue back and forth via lawyers.
Thankfully its a share of F/Hold & remainder of 999 year leaseI am involved in the refurb of a 1500sq ft 1 bed flat at the moment that has been rumbling on for almost 3 years because the freeholders are refusing permission to turn it into a 2 bed. It has sat stripped out and empty for that entire time whilst they argue back and forth via lawyers.
Thanks for all of the pointers all
This was our preferred layout:
and it should be an awful lot less work and not compramise the living space...it is all, however, dependent on being able to get the water and waste connection from the current kitchen (through the wall)
This was our preferred layout:
and it should be an awful lot less work and not compramise the living space...it is all, however, dependent on being able to get the water and waste connection from the current kitchen (through the wall)
Edited by kiethton on Thursday 24th September 18:50
And with exchange hopefully happening this week (yes 14 weeks so far...) I though that I'd better update this.
I've been back to the flat, made some minor alterations to prior plans and have marked the location of the services on the below image (water - blue, gas - red), drains are in various places along bottom wall...
Now the decision, given our fondness for cooking is the trade-off between breakfast bar (with extra cupboard/worktop space - yellow bold block) and a freestanding dining table as I don't think both will fit with our sofa in...
I've been back to the flat, made some minor alterations to prior plans and have marked the location of the services on the below image (water - blue, gas - red), drains are in various places along bottom wall...
Now the decision, given our fondness for cooking is the trade-off between breakfast bar (with extra cupboard/worktop space - yellow bold block) and a freestanding dining table as I don't think both will fit with our sofa in...
Little bit of a resurrection. This purchase has been horribly delayed (we had our offer accepted in September!!) after two sets of buyers of my current flat pulled out. Thankfully all looks to be going through today/tomorrow after a change of solicitor so whilst I'm getting everything together to start work it made sense to try and get some more input if you'd all be so kind. All I can say is i'm very thankful that the vendor was happy to wait on my to sort out my sale, living with the in-laws since December (it fell through on exchange day, the day before I went away for 3 weeks) has been taxing to say the least!
Since December I've been back to laser measure everything and have worked-up some final layouts as per below.
(water/waste stacks in blue, gas incoming in red)
Compared to some earlier drafts this seems to just work so much better.
We've had the kitchen design done to mine/my dad's thoughts/discussions at time of measuring but I welcome some further input, I'll try and get the plans up when home. We're going with gloss white units and black quartz tops, with a lowered dining area on the end of the run. I've already got the oven and hob on order in the Easter sales (Neff) and have picked up a matching chimney this week. Other utilities remain outstanding but we'll have a freestanding fridge although have resigned ourselves to there being too little kitchen space for a dishwasher.
The quote we've got seems excessive however, £2k for 5 base units and 3 wall cabinets! - same at DIY kitchens is ~£1.5k so may just go there for it depending on people's thoughts for quality. Was thinking to get the tops separately (quartz) if anybody can recommend a supplier? - Wren wanted £3k alone for what is ~5m which seemed toppy.
Beyond the kitchen the whole place will need a full re-fit, for key bits we'll get the trades in and do the donkey work ourselves/parents:
- New combi heating system to free-up the space form the water tank/cylinder, including moving the boiler into the new kitchen area (inside upper unit where there is already a vent) and moving the gas meter to the other side of the wall so it's below the boiler in the back of the corner unit. We'll also use the new heating system as a chance to replace/install some new rad's and locate others to where we want them to be.
- Full re-wire as the current setup only has 3 circuits - lights, power and kitchen and looks to be original. Whilst doing this we'll fit slightly lowered ceilings throughout and try and source some dimmable LED spotlights. I think there is a guy well recommended on here but have forgotten the username who I may take up to supply/design this bit.
- Another benefit of a re-wire is we can look to put more sockets in some rooms as some only one double socket in the wrong locations. I'm unsure about running some internet cable at the same time but not sure if its worth it as it isn't a big space and Wifi should suffice?
- We'll renew both bathrooms - new fixtures & fittings etc to be supplied by us, fitted by the plumber and we'll get parents to do the tiling. For space we'll try and add a sliding glass pocket door for the en-suite if possible
- Fit engineered wood floors to living areas and carpet the bedrooms and a tiny amount of lino for the two utilities/storage cupboards.
- New walls and some chased walls will require a skim as well as the new ceilings - artex is peeling so will likely have to remove it
- New doors, frames and skirting throughout
I'm hoping we'll keep to timings as living with the inlaws is a little taxing, hopefully we'll manage on a £15-20k budget (inc. appliances but not furnishings) and manage in 8-12 weeks (evenings & weekends with a week off work to decorate) too!
Since December I've been back to laser measure everything and have worked-up some final layouts as per below.
(water/waste stacks in blue, gas incoming in red)
Compared to some earlier drafts this seems to just work so much better.
We've had the kitchen design done to mine/my dad's thoughts/discussions at time of measuring but I welcome some further input, I'll try and get the plans up when home. We're going with gloss white units and black quartz tops, with a lowered dining area on the end of the run. I've already got the oven and hob on order in the Easter sales (Neff) and have picked up a matching chimney this week. Other utilities remain outstanding but we'll have a freestanding fridge although have resigned ourselves to there being too little kitchen space for a dishwasher.
The quote we've got seems excessive however, £2k for 5 base units and 3 wall cabinets! - same at DIY kitchens is ~£1.5k so may just go there for it depending on people's thoughts for quality. Was thinking to get the tops separately (quartz) if anybody can recommend a supplier? - Wren wanted £3k alone for what is ~5m which seemed toppy.
Beyond the kitchen the whole place will need a full re-fit, for key bits we'll get the trades in and do the donkey work ourselves/parents:
- New combi heating system to free-up the space form the water tank/cylinder, including moving the boiler into the new kitchen area (inside upper unit where there is already a vent) and moving the gas meter to the other side of the wall so it's below the boiler in the back of the corner unit. We'll also use the new heating system as a chance to replace/install some new rad's and locate others to where we want them to be.
- Full re-wire as the current setup only has 3 circuits - lights, power and kitchen and looks to be original. Whilst doing this we'll fit slightly lowered ceilings throughout and try and source some dimmable LED spotlights. I think there is a guy well recommended on here but have forgotten the username who I may take up to supply/design this bit.
- Another benefit of a re-wire is we can look to put more sockets in some rooms as some only one double socket in the wrong locations. I'm unsure about running some internet cable at the same time but not sure if its worth it as it isn't a big space and Wifi should suffice?
- We'll renew both bathrooms - new fixtures & fittings etc to be supplied by us, fitted by the plumber and we'll get parents to do the tiling. For space we'll try and add a sliding glass pocket door for the en-suite if possible
- Fit engineered wood floors to living areas and carpet the bedrooms and a tiny amount of lino for the two utilities/storage cupboards.
- New walls and some chased walls will require a skim as well as the new ceilings - artex is peeling so will likely have to remove it
- New doors, frames and skirting throughout
I'm hoping we'll keep to timings as living with the inlaws is a little taxing, hopefully we'll manage on a £15-20k budget (inc. appliances but not furnishings) and manage in 8-12 weeks (evenings & weekends with a week off work to decorate) too!
Thanks for the solid wood kitchen suggestion, we'll likely only be here for ~3 years so durability beyond this is of little concern, especially as the BTL changes have killed off any potential benefits of keeping it L/T so "look" and cost are the main considerations.
Yeah, the gas meter is the biggest issue - I'm hoping the set-up will allow the plumber/boiler guy to move it, worst case we'll have to do everything but that bot which is far from ideal really.
ETA - on the gas meter the movable distance is likely bang on a meter - currently on one side of a stud wall at chest height, will be moved to about the same location on the other side of the wall but shin height...may just be in tolerance according to this: https://www.citizensadvice.org.uk/consumer/energy/...
Yeah, the gas meter is the biggest issue - I'm hoping the set-up will allow the plumber/boiler guy to move it, worst case we'll have to do everything but that bot which is far from ideal really.
ETA - on the gas meter the movable distance is likely bang on a meter - currently on one side of a stud wall at chest height, will be moved to about the same location on the other side of the wall but shin height...may just be in tolerance according to this: https://www.citizensadvice.org.uk/consumer/energy/...
Edited by kiethton on Thursday 31st March 13:43
Harry Flashman said:
I have used solidwoodkitchencabinets.co.uk for most of the kitchen cabinets, and DIY Kitchens for the stuff the others don't do (pull-out units). The quality on the solid wood stuff is exceptional, and the DIY stuff is easily as good as anything from Howden etc. i.e. chipboard construction, which frankly is fine for the likely lifespan of a kitchen.
London Granite Solutions in Vauxhall for your quartz. Helpful folk, good online quote system, and you can go and see it and pick the slab you want. Prices seem pretty much par for anywhere else I could find. I am actually using Zebrano wood from expressworktops.co.uk for the run with the hob, and granite for the kitchen island, as I wanted a mix of feature materials. It’s all personal taste, but I am not a huge fan of quartz/corian, as I find them a little sterile – I like natural materials. But that is, as I said, personal taste. Many granites are the same price as quartz, too.
My spots are coming from EcoLED, E36Guy is the PHer who does them. I have not fitted mine yet, but I can tell you that Guy is really helpful, and the price he will do for a PHer makes these very worthwhile. Tell him I sent you!
I don’t have data cable in my current place, but am running it in the new house as I want to get as much off the Wi-Fi network as I can. Think about things like 4k TV as well. Frankly, if you are re-wiring, run some Cat 6 cable from router position to where the TV/media/games system will be. I’d also run one to the kitchen peninsula so you can work on laptop connected to ethernet. And one to the bedroom for a TV, if you are rewiring anyway. Extra cost is negligible. It’s a small area, but you are in a block so your wi-fi will sometimes be subject to interference from neighbours. Also, we tax our wi-fi more and more – wi-fi central heating, wi-fi lighting control, mobile devices, Sonos, HD/4k streaming & similar. The more you can get off the air, the better your mobile/Wi-Fi only devices will run.
If you are putting new ceilings in, run cable for a ceiling speaker or two. You don't have to fit them, but nice selling point for virtually no extra money. QED do a suitable ceiling rated cable.
Also, make sure your replacement sockets have integrated USB chargers , where you may want to plug a phone/tablet in whilst using it. So bedside, kitchen peninsula. next to sofa etc. Screwfix sell these. I love the ones I put in the flat.
If en-suite is small, think about tanking it as a wetroom and having a vestigial fixed glass screen to avoid splashing the basin and loo. May not be much more expensive than pocket doors etc. Wetroom tanking kits aren’t too expensive, and neither are tileable shower trays.
Doors, I used cheap raw pine doors at about £50 each for my flat. Kept natural, just varnished in a satin interior varnish. They look beautiful with the old wood floors and painted frames/skirting. This may not work as well in a modern flat – but it was cost effective and pretty.
Best of luck!
Thanks for that, much appreciated.London Granite Solutions in Vauxhall for your quartz. Helpful folk, good online quote system, and you can go and see it and pick the slab you want. Prices seem pretty much par for anywhere else I could find. I am actually using Zebrano wood from expressworktops.co.uk for the run with the hob, and granite for the kitchen island, as I wanted a mix of feature materials. It’s all personal taste, but I am not a huge fan of quartz/corian, as I find them a little sterile – I like natural materials. But that is, as I said, personal taste. Many granites are the same price as quartz, too.
My spots are coming from EcoLED, E36Guy is the PHer who does them. I have not fitted mine yet, but I can tell you that Guy is really helpful, and the price he will do for a PHer makes these very worthwhile. Tell him I sent you!
I don’t have data cable in my current place, but am running it in the new house as I want to get as much off the Wi-Fi network as I can. Think about things like 4k TV as well. Frankly, if you are re-wiring, run some Cat 6 cable from router position to where the TV/media/games system will be. I’d also run one to the kitchen peninsula so you can work on laptop connected to ethernet. And one to the bedroom for a TV, if you are rewiring anyway. Extra cost is negligible. It’s a small area, but you are in a block so your wi-fi will sometimes be subject to interference from neighbours. Also, we tax our wi-fi more and more – wi-fi central heating, wi-fi lighting control, mobile devices, Sonos, HD/4k streaming & similar. The more you can get off the air, the better your mobile/Wi-Fi only devices will run.
If you are putting new ceilings in, run cable for a ceiling speaker or two. You don't have to fit them, but nice selling point for virtually no extra money. QED do a suitable ceiling rated cable.
Also, make sure your replacement sockets have integrated USB chargers , where you may want to plug a phone/tablet in whilst using it. So bedside, kitchen peninsula. next to sofa etc. Screwfix sell these. I love the ones I put in the flat.
If en-suite is small, think about tanking it as a wetroom and having a vestigial fixed glass screen to avoid splashing the basin and loo. May not be much more expensive than pocket doors etc. Wetroom tanking kits aren’t too expensive, and neither are tileable shower trays.
Doors, I used cheap raw pine doors at about £50 each for my flat. Kept natural, just varnished in a satin interior varnish. They look beautiful with the old wood floors and painted frames/skirting. This may not work as well in a modern flat – but it was cost effective and pretty.
Best of luck!
Edited by Harry Flashman on Thursday 31st March 13:29
I'll take a look, especially the wet-room idea - The space we have to work with for that will be ~1200 x ~1800 so not especially small but far from ideal. Before you suggested that the plan was a "slab" toilet & basin on one side and a 1200 x 800 tray on the other - the door would be between the two on the wider side. Only issue with the wet-room is that It's looking like we'll need a pumped drainage pipe, for the shower especially - if this is the case it may be a little harder to achieve in a wet-room as being the middle level of a block I can't go down.
I'll look up Guy now, I've an awful plan for the lighting which involves blobs on microsoft paint - think i'll leave it to him to advise. Thinking about it, for the untiliy cupboard a standard small strip light fitting above the door would do as the thing will only house a stacked washing machine & tumble - was going to vent this room and tumble pipe through the ceiling void and sound-proof to minimise noise.
Looking at the London granite solutions site as we speak, may take a trip there on saturday as we aren't far - may make sense to get them to measure when the kitchens in as its not something that you'd ever want to mess up.
Good point on the cabling, currently have a B&W Z3, would be good to see if they did some integrated speakers although can see it potentially annoying the neighbors above though!
Cat cable makes sense, if its open I might as well do it. I presume that the telephone port can be moved/extended easily - would love to have a "services" space together in the hall alongside the fuseboard.
Edited by kiethton on Thursday 31st March 15:06
Harry Flashman said:
OP - I am on my way to meet Guy at EcoLED this afternoon. I shall report back after seeing their stuff!
Perfect, please do - been a little busy in the office the past few days so havent had a chance.Had the bloody exchange pushed back to next week, apparently contracts and variations for my sale are still with the purchaser and somebody somewhere has lost the NHBC cert with 6 months left on it...something tells me they're all (understandably) pushing BTL completions this week.
I'll try and contact Guy straight after exchange to get it planned out - would hate for him to plan and it fall through again! (although the new purchasers already getting post inc. utilities contracts gives some confidence). Ive been on the website and it looks very impressive, and think I know what I need from the tool but need help planning the lighting layout as i have no idea how many i'll need as per the below (awful) outline plan...
I added a brand new e-bay sourced matching Neff chimney last night for the princely sum of £110 to join the oven and hood arriving tomorrow.
Seperate note, I keep on forgetting to get the measurements and kitchen plans from the car to ping up here - using these does anybody know a good (easy!) programme where I can design fixtures fittings/layouts broadly online and to scale?
Edited by kiethton on Friday 1st April 13:23
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