Second time refurbishment - 1930's house
Discussion
kiethton said:
On moving in it soon became more obvious (deep-down I knew) that everything was tired and needed replacing asap.
Door/draw fronts were hanging off or missing in the kitchen, the windows are mix of single/secondary glazed and aluminium double glazing and are all shot, the carpets are both horrible but also threadbare, every isolation valve for all hot and could water systems were ceased and the textured wallpaper (more on this later) was hung everywhere, most likely to avoid getting a plasterer in in the 70's. Thankfully none of the many cracks look structural (well, none were found in the top-cost building survey) with the most major being a crack above a upper floor door in the hall - there is nothing above so its likely a broken/too short lintel.
Interesting thread, property looks like it has tons of potential both inside and out - looks like an excellent choice, and sure it'll be great once finished. Hallway and garden are stand-out features for me. Sorry if I missed it, but where did you end up moving to in the end? Door/draw fronts were hanging off or missing in the kitchen, the windows are mix of single/secondary glazed and aluminium double glazing and are all shot, the carpets are both horrible but also threadbare, every isolation valve for all hot and could water systems were ceased and the textured wallpaper (more on this later) was hung everywhere, most likely to avoid getting a plasterer in in the 70's. Thankfully none of the many cracks look structural (well, none were found in the top-cost building survey) with the most major being a crack above a upper floor door in the hall - there is nothing above so its likely a broken/too short lintel.
In terms of discovering what needs doing it sounds like a similar sort of tale to when we moved in to our 1930s semi (Petts Wood, Kingsway etc - small world!) back in 2015. Same owners for a long time, some comedy carpet/avocado bathroom suite action, and we thought it didn't need TOO much doing. Obviously it turned out it needed every room replastering, new windows and a new kitchen, flooring throughout etc etc etc. Really nice to be able to make it your own though of course.
ETA ours also had the owners' beds in the main living room when we viewed it!
_Neal_ said:
Interesting thread, property looks like it has tons of potential both inside and out - looks like an excellent choice, and sure it'll be great once finished. Hallway and garden are stand-out features for me. Sorry if I missed it, but where did you end up moving to in the end?
In terms of discovering what needs doing it sounds like a similar sort of tale to when we moved in to our 1930s semi (Petts Wood, Kingsway etc - small world!) back in 2015. Same owners for a long time, some comedy carpet/avocado bathroom suite action, and we thought it didn't need TOO much doing. Obviously it turned out it needed every room replastering, new windows and a new kitchen, flooring throughout etc etc etc. Really nice to be able to make it your own though of course.
ETA ours also had the owners' beds in the main living room when we viewed it!
Thanks, small world!In terms of discovering what needs doing it sounds like a similar sort of tale to when we moved in to our 1930s semi (Petts Wood, Kingsway etc - small world!) back in 2015. Same owners for a long time, some comedy carpet/avocado bathroom suite action, and we thought it didn't need TOO much doing. Obviously it turned out it needed every room replastering, new windows and a new kitchen, flooring throughout etc etc etc. Really nice to be able to make it your own though of course.
ETA ours also had the owners' beds in the main living room when we viewed it!
We're over between Sanderstead and South Croydon, Croham Hurst and Lloyd Park
In a way it's a benefit, we would have ended up decorating everything anyway, might as well add value (hopefully) from doing so ourselves!
When I next get a moment I'll try and share the plans/hopefully get some ideas on near-term plans for the Living room, dining room and kitchen and then longer-term thoughts for the garden rooms and extension.
kiethton said:
Thanks, small world!
We're over between Sanderstead and South Croydon, Croham Hurst and Lloyd Park
In a way it's a benefit, we would have ended up decorating everything anyway, might as well add value (hopefully) from doing so ourselves!
When I next get a moment I'll try and share the plans/hopefully get some ideas on near-term plans for the Living room, dining room and kitchen and then longer-term thoughts for the garden rooms and extension.
That is a nice part of the world, particularly for golf courses! We're over between Sanderstead and South Croydon, Croham Hurst and Lloyd Park
In a way it's a benefit, we would have ended up decorating everything anyway, might as well add value (hopefully) from doing so ourselves!
When I next get a moment I'll try and share the plans/hopefully get some ideas on near-term plans for the Living room, dining room and kitchen and then longer-term thoughts for the garden rooms and extension.
Yes please do share the plans.
Had an hour long gap between meetings this morning and always like to take an hour to step away from the computer so thought I'd address our minging, rotten shed, especially as I've got the minibus for a dump run this weekend.
All in all this took me 10 minutes, proving just how far it was gone...
I'll break it down into smaller parts to get around the side of the house at the weekend, or alternatively use it to get the fire going to try and burn out a stump/burn some of the chopped vegetation you can see behind it all
All in all this took me 10 minutes, proving just how far it was gone...
I'll break it down into smaller parts to get around the side of the house at the weekend, or alternatively use it to get the fire going to try and burn out a stump/burn some of the chopped vegetation you can see behind it all
Edited by kiethton on Tuesday 22 February 16:07
Before I get into the near-term plans for the downstairs rooms it's worth touching on the long-term hopes for the house.
As a (currently childless) couple in our early-mid 30's its a house that is far too big for us in its current form, potentially just right in a few years time but somewhere that can be expanded to suit our needs if we do desire.
Although the initial refurbishment, currently ongoing, will get it to a habitable (but not perfect) state and hopefully add some value, long term we're planning some garden rooms and a major extension which could be expanded to a roof conversion if we so desire.
As I said in my initial post, the intention, after we've paid off some debt relating to the current works and rebuilt some savings is to build 2 garden rooms. One would house an office (back left) to free up the bedroom that I'm currently in and the second a gym/store for tools/garden furniture etc. if I'm lucky another could go in the back right for a golf simulator, although this space is likely to just be for a scaffold pole golf net/mat for the time being.
We're helped by having a deceptively wide plot, the back fence line being nearly 40m across
The buildings would be designed in line with OD principals and with the future extension in mind. Both are small enough to avoid BC regulations, although I intend to build them myself, to a high quality using as much insulation as possible as there is a liklihood that we'd have to live in them for 6 months as and when the main extension is done and I'd be working from home in the day/evenings year round, for a day or 2 each week anyway. As I do the initial refurbishment work in the main house I intend to future-proof for this to make my life as easy as possible when the time comes.
Ultimately the area between this buildings and the current dining room (rear left of the house) would be a patio and outdoor kitchen/entertaining space - we'd fit a sex pond between the two buildings also.
Basic plan for this as follows (I plan to teach myself sketch up when I have some more free time!!!)
Style would be very modern, something along these lines, although likely anthracite framed glazing, oiled cedar cladding and a larger overhang to shade as glazing would be south facing
Sizes for each are still TBC but we'd be looking at 18-24sqm for the office and a longer thinner design for the gym/store of 15-20sqm (split 70/30 between gym and storage).
I'll hopefully have my non-mortgage debt cleared in 1.5-2.5 years and hope to save the £25-35k estimated cost of the materials (just buildings, not hot tub or patios etc) to build the rooms in another year or so, excluding any negative surprises! As I said, I intend to do this myself, roping in friends/family where necessary!
Next up the main extension plans...
As a (currently childless) couple in our early-mid 30's its a house that is far too big for us in its current form, potentially just right in a few years time but somewhere that can be expanded to suit our needs if we do desire.
Although the initial refurbishment, currently ongoing, will get it to a habitable (but not perfect) state and hopefully add some value, long term we're planning some garden rooms and a major extension which could be expanded to a roof conversion if we so desire.
As I said in my initial post, the intention, after we've paid off some debt relating to the current works and rebuilt some savings is to build 2 garden rooms. One would house an office (back left) to free up the bedroom that I'm currently in and the second a gym/store for tools/garden furniture etc. if I'm lucky another could go in the back right for a golf simulator, although this space is likely to just be for a scaffold pole golf net/mat for the time being.
We're helped by having a deceptively wide plot, the back fence line being nearly 40m across
The buildings would be designed in line with OD principals and with the future extension in mind. Both are small enough to avoid BC regulations, although I intend to build them myself, to a high quality using as much insulation as possible as there is a liklihood that we'd have to live in them for 6 months as and when the main extension is done and I'd be working from home in the day/evenings year round, for a day or 2 each week anyway. As I do the initial refurbishment work in the main house I intend to future-proof for this to make my life as easy as possible when the time comes.
Ultimately the area between this buildings and the current dining room (rear left of the house) would be a patio and outdoor kitchen/entertaining space - we'd fit a sex pond between the two buildings also.
Basic plan for this as follows (I plan to teach myself sketch up when I have some more free time!!!)
Style would be very modern, something along these lines, although likely anthracite framed glazing, oiled cedar cladding and a larger overhang to shade as glazing would be south facing
Sizes for each are still TBC but we'd be looking at 18-24sqm for the office and a longer thinner design for the gym/store of 15-20sqm (split 70/30 between gym and storage).
I'll hopefully have my non-mortgage debt cleared in 1.5-2.5 years and hope to save the £25-35k estimated cost of the materials (just buildings, not hot tub or patios etc) to build the rooms in another year or so, excluding any negative surprises! As I said, I intend to do this myself, roping in friends/family where necessary!
Next up the main extension plans...
The main extension is the next thing to consider and may explain why I'm not going that far with the current refurb, designed to get us through the next 5-10 years at minimum cost and to make the house saleable if we did ever have to/want to move.
Current layout:
Although the main house works it gets rather weird in the kitchen and beyond to the early 70's extension, dubbed the "scary" room by my wife.
The current kitchen has a random column - the end of the original house - and a flat-roofed, poorly insulated area beyond. Beyond that there is a small passage which we use as a utility area with external doors in both ends which then extends to the main room. Here this is in all of its timber linteled, single skinned, uninsulated, single glazed, polystyrene ceiling tiled, rainwater leaking, community centre floored glory.
In addition the garage is a little too small for my liking (barely fits the lotus in!) and isn't in the best condition either. Looking at the other houses on the close (18 houses built to the same initial floor plan) there is a great precedent for side extensions, the existing one (or PD as it's about the same distance) for rear extensions and houses to the back of us and on the close have already gone up into the lofts. You can see our immediate neighbours, who have extended to the side (double story), rear and single story side along the boundary to both sides on the satellite here.
Our initial thoughts are not as dramatic as our neighbours but, having a wider plot, the ability to utilise more of the wasted area and open up the plot appeals. I appreciate this will not come cheap and we may well end up hitting the ceiling price of the road, currently c30% more than we paid for the house last year, but as our "forever" home (if we did it) we'd be fine with that - it's for us to live in, not a development.
We like having the separation that separate rooms gives but also get the benefits of open plan space and prefer fewer, larger bedrooms to more, smaller, ones. Please ignore the room labels/in-fills below - this is an old version and I CBA to hack around in paint trying to fix it- but a crudely mocked up floor plan of what we could do is below:
Downstairs cloakroom toilet and front living room would stay as they are. The living room would become more formal in use.
Stairs in the hallway would be opened up (currently the cupboard underneath is accessed externally) and a on-trend glass/backlit wine store would be built.
Dining room would stay as it was but change into an informal living room. We do not want to extend over the back of this room as we rather like the patio door/window details that are there now, want an outdoor space that would still feel "indoors" and being near 5m x 4m it's already big enough.
The kitchen would open into a large open plan kitchen (closest), dining area (toward the back left/doors) and snug TV/social space (tucked back right) with patio doors/bifolds into the previously discussed outdoor kitchen/entertaining space. The hope is to also get a log-burner in here, perhaps in the back- centre of the room to split out the dining/snug space to provide a bit of a barrier and to break-up what would be a very long -c10m long space.
The external separate garage would be demolished and a new one built into the house, 1.5 sized door, widening with the boundary as you move back to fit my bikes/motorbike and other junk I'm sure we'd accumulate. This would likely have to be set-back slightly for planning but with an existing passage on the other side of the house having this built right to the boundary would be a definite benefit.
We would then look to put a new utility area behind the kitchen/garage, accessed from both rooms - likely with another downstairs loo too.
Upstairs the current toilet would be taken out and become part of the upstairs hall. The current (macerator) en-suite would be taken out and increase the size of the master bedroom. The current bathroom would become the en-suite for this room, with a new door created and the current one to the hallway closed.
The current office (third biggest bedroom) would become a family bathroom as water/waste connections are already here and it would be positioned well for the two non-ensuite bedrooms.
Bedrooms 2 and 4 would stay as they are.
Taking our the wall at the top of the stairs (current toilet) would create an even larger, open hall while we should also be able to take-out the current water tank as we fit a new heating system (replacing our boiler which dates from 2001) although we may keep some form of storage for towels/linnen here.
The passage created by taking out the upstairs toilet (we could even split the stairs to provide one half flight going right to match the one going left and could then lead to a master bedroom suite - en-suite, dressing room and main bedroom area.
The roof of the house is original and was identified in our survey as needing replacement, although this is only due to its age. The loft is already well insulated and high, over 3m to ridge, with few internal supports leaving a relatively open space already - At this point, if we do chose, we could add another bedroom suite or 2 in the loft area (incorporating the extension too), with dormers/velux balcony windows to the rear. Stairs to this could run over the top of the current wind of the stairs (past the current bathroom door).
We would then be left with a c4k sqft (more inc garden rooms) house of 5/6 bedrooms of which 3/4 would be en-suite.
At the same time as this all windows, internal and external doors, central heating, electrics would be replaced, all rooms skimmed and the exterior re-rendered, keeping its kerbside visual relatively similar/in-keeping. Hope is for the extension to replicate a few of the design cues found on the garden rooms, visible only from the back. For this one it would be my aim to not lift a finger but know that adding 1.8-2.4k sqft is not going to be cheap.
Again this is still some time away and my thoughts are still fairly early/un-developed for this part so any commentary/criticism welcome
Current layout:
Although the main house works it gets rather weird in the kitchen and beyond to the early 70's extension, dubbed the "scary" room by my wife.
The current kitchen has a random column - the end of the original house - and a flat-roofed, poorly insulated area beyond. Beyond that there is a small passage which we use as a utility area with external doors in both ends which then extends to the main room. Here this is in all of its timber linteled, single skinned, uninsulated, single glazed, polystyrene ceiling tiled, rainwater leaking, community centre floored glory.
In addition the garage is a little too small for my liking (barely fits the lotus in!) and isn't in the best condition either. Looking at the other houses on the close (18 houses built to the same initial floor plan) there is a great precedent for side extensions, the existing one (or PD as it's about the same distance) for rear extensions and houses to the back of us and on the close have already gone up into the lofts. You can see our immediate neighbours, who have extended to the side (double story), rear and single story side along the boundary to both sides on the satellite here.
Our initial thoughts are not as dramatic as our neighbours but, having a wider plot, the ability to utilise more of the wasted area and open up the plot appeals. I appreciate this will not come cheap and we may well end up hitting the ceiling price of the road, currently c30% more than we paid for the house last year, but as our "forever" home (if we did it) we'd be fine with that - it's for us to live in, not a development.
We like having the separation that separate rooms gives but also get the benefits of open plan space and prefer fewer, larger bedrooms to more, smaller, ones. Please ignore the room labels/in-fills below - this is an old version and I CBA to hack around in paint trying to fix it- but a crudely mocked up floor plan of what we could do is below:
Downstairs cloakroom toilet and front living room would stay as they are. The living room would become more formal in use.
Stairs in the hallway would be opened up (currently the cupboard underneath is accessed externally) and a on-trend glass/backlit wine store would be built.
Dining room would stay as it was but change into an informal living room. We do not want to extend over the back of this room as we rather like the patio door/window details that are there now, want an outdoor space that would still feel "indoors" and being near 5m x 4m it's already big enough.
The kitchen would open into a large open plan kitchen (closest), dining area (toward the back left/doors) and snug TV/social space (tucked back right) with patio doors/bifolds into the previously discussed outdoor kitchen/entertaining space. The hope is to also get a log-burner in here, perhaps in the back- centre of the room to split out the dining/snug space to provide a bit of a barrier and to break-up what would be a very long -c10m long space.
The external separate garage would be demolished and a new one built into the house, 1.5 sized door, widening with the boundary as you move back to fit my bikes/motorbike and other junk I'm sure we'd accumulate. This would likely have to be set-back slightly for planning but with an existing passage on the other side of the house having this built right to the boundary would be a definite benefit.
We would then look to put a new utility area behind the kitchen/garage, accessed from both rooms - likely with another downstairs loo too.
Upstairs the current toilet would be taken out and become part of the upstairs hall. The current (macerator) en-suite would be taken out and increase the size of the master bedroom. The current bathroom would become the en-suite for this room, with a new door created and the current one to the hallway closed.
The current office (third biggest bedroom) would become a family bathroom as water/waste connections are already here and it would be positioned well for the two non-ensuite bedrooms.
Bedrooms 2 and 4 would stay as they are.
Taking our the wall at the top of the stairs (current toilet) would create an even larger, open hall while we should also be able to take-out the current water tank as we fit a new heating system (replacing our boiler which dates from 2001) although we may keep some form of storage for towels/linnen here.
The passage created by taking out the upstairs toilet (we could even split the stairs to provide one half flight going right to match the one going left and could then lead to a master bedroom suite - en-suite, dressing room and main bedroom area.
The roof of the house is original and was identified in our survey as needing replacement, although this is only due to its age. The loft is already well insulated and high, over 3m to ridge, with few internal supports leaving a relatively open space already - At this point, if we do chose, we could add another bedroom suite or 2 in the loft area (incorporating the extension too), with dormers/velux balcony windows to the rear. Stairs to this could run over the top of the current wind of the stairs (past the current bathroom door).
We would then be left with a c4k sqft (more inc garden rooms) house of 5/6 bedrooms of which 3/4 would be en-suite.
At the same time as this all windows, internal and external doors, central heating, electrics would be replaced, all rooms skimmed and the exterior re-rendered, keeping its kerbside visual relatively similar/in-keeping. Hope is for the extension to replicate a few of the design cues found on the garden rooms, visible only from the back. For this one it would be my aim to not lift a finger but know that adding 1.8-2.4k sqft is not going to be cheap.
Again this is still some time away and my thoughts are still fairly early/un-developed for this part so any commentary/criticism welcome
Edited by kiethton on Tuesday 22 February 15:03
Busy weekend, a lot of invisible but necessary work:
Upstairs toilet light fitted
Upstairs toilet door painted
Upstairs toilet grouted
Bathroom electric shower disconnected, taken out and water supply capped with a compression fitting in the loft
New socket boxes fitted, chased out and wires for new sockets run
Moved the loft light switch from the hall (pull-chord) to the loft
Removed an old gas pipe (old gas fire, disconnected decades ago)
Finished taking down all the remaining wallpaper upstairs
When taking cutting holes for sockets in the master bedroom bay window I noticed that there was no insulation and a big draught. As this is our main bedroom that wasn't really going to work with my Mrs - she'd likely be sleeping on that side and is a bit of a reptile when it comes to heat/moving air. Decision was made to strip-out the cement board and I found a bit of an issue in the void:
The wall must have been buzzing!!!
Around the socket that was there I found another bodge - the back box was in the void, supported by an old wifebeater, newspaper and held together with some leftover plaster.
On closer examination:
Needless to say all was made good and the materials to make good should be here for next weekend
Upstairs toilet light fitted
Upstairs toilet door painted
Upstairs toilet grouted
Bathroom electric shower disconnected, taken out and water supply capped with a compression fitting in the loft
New socket boxes fitted, chased out and wires for new sockets run
Moved the loft light switch from the hall (pull-chord) to the loft
Removed an old gas pipe (old gas fire, disconnected decades ago)
Finished taking down all the remaining wallpaper upstairs
When taking cutting holes for sockets in the master bedroom bay window I noticed that there was no insulation and a big draught. As this is our main bedroom that wasn't really going to work with my Mrs - she'd likely be sleeping on that side and is a bit of a reptile when it comes to heat/moving air. Decision was made to strip-out the cement board and I found a bit of an issue in the void:
The wall must have been buzzing!!!
Around the socket that was there I found another bodge - the back box was in the void, supported by an old wifebeater, newspaper and held together with some leftover plaster.
On closer examination:
Needless to say all was made good and the materials to make good should be here for next weekend
Edited by kiethton on Sunday 6th March 20:22
I'm now thinking about the insulation on the timber wall of that bay window and trying to avoid any "building sweat" issues.
In the bay is slatted timber onto which the tiles on the front of the house are fixed - there is some air flowing through this (and now into the house). The studs of the bay are 100mm deep.
My plan was to fix 25mm batons onto the back edge of each stud, install 75mm foil covered PIR above them to flush with the internal and tape across all edges. Air can then flow on the "cold" side of the insulation, in that 25mm gap, to take away any condensation. Wall side would then be a 12mm sheet of ply (a rad will be hung on the wall and brackets are unlikely to align with studs) followed by some 9.5mm plasterboard.
Does this sound sensible? I know it may only be a limited benefit as the floor void (between ground and first floors) is not insulated so cold air may enter this space and seep-in that way - I can feel airflow there now
In the bay is slatted timber onto which the tiles on the front of the house are fixed - there is some air flowing through this (and now into the house). The studs of the bay are 100mm deep.
My plan was to fix 25mm batons onto the back edge of each stud, install 75mm foil covered PIR above them to flush with the internal and tape across all edges. Air can then flow on the "cold" side of the insulation, in that 25mm gap, to take away any condensation. Wall side would then be a 12mm sheet of ply (a rad will be hung on the wall and brackets are unlikely to align with studs) followed by some 9.5mm plasterboard.
Does this sound sensible? I know it may only be a limited benefit as the floor void (between ground and first floors) is not insulated so cold air may enter this space and seep-in that way - I can feel airflow there now
A little bit more done this weekend.
As I said last week, after finding no insulation behind the bay window in the upstairs bedroom and a lot of draughts - knowing the lizard-like qualities of my wife that had to be sorted.
Although the lower half was stripped last week it was playing on my mind to check the upper half...again, nothing there so the cement board was stripped off, revealing yet more wasp nests (one of which was particularly huge, 2 black sacks in total!) and we were ready to begin rebuilding.
Of not, the void, amongst the nests I also found a tool which looks like it was left there when the house was built in the 30's!
Then my thoughts turned to rebuilding. Some PIR was found from Facebook market place, cut to size and slotted into the gaps. Expanding foam was used to seal up as much as I could:
I then went to foil tape all of the joints to block as much at the draught as possible, until I ran out...
With me not wanting to run back to the shop, again, (job for an evening after work) I then decided to get the radiator installed in the toilet upstairs. A little work and was done, surprisingly quickly considering both tails had to be moved and the joist notched.
The floor was then ply-lined to give a solid surface for the LVT:
That then takes us to this evening upon which we got a delivery of supplies to keep me going for a few more weeks...
That is all trim pieces to provide a fix for a curtain rail/hide the imperfections in the bay until such time a proper new window is fitted, some batons to build the boxing/bath frame in the bathroom and...66 P5 chipboard sheets to re-do the floors in the bathroom, hallway (boards have been cut so many times they are warped, gappy and partially missing and the living room/dining room/hall so that we can insulate underfloor and properly block-off the many draughts which blow through the downstairs from the floorboard gaps.
As I said last week, after finding no insulation behind the bay window in the upstairs bedroom and a lot of draughts - knowing the lizard-like qualities of my wife that had to be sorted.
Although the lower half was stripped last week it was playing on my mind to check the upper half...again, nothing there so the cement board was stripped off, revealing yet more wasp nests (one of which was particularly huge, 2 black sacks in total!) and we were ready to begin rebuilding.
Of not, the void, amongst the nests I also found a tool which looks like it was left there when the house was built in the 30's!
Then my thoughts turned to rebuilding. Some PIR was found from Facebook market place, cut to size and slotted into the gaps. Expanding foam was used to seal up as much as I could:
I then went to foil tape all of the joints to block as much at the draught as possible, until I ran out...
With me not wanting to run back to the shop, again, (job for an evening after work) I then decided to get the radiator installed in the toilet upstairs. A little work and was done, surprisingly quickly considering both tails had to be moved and the joist notched.
The floor was then ply-lined to give a solid surface for the LVT:
That then takes us to this evening upon which we got a delivery of supplies to keep me going for a few more weeks...
That is all trim pieces to provide a fix for a curtain rail/hide the imperfections in the bay until such time a proper new window is fitted, some batons to build the boxing/bath frame in the bathroom and...66 P5 chipboard sheets to re-do the floors in the bathroom, hallway (boards have been cut so many times they are warped, gappy and partially missing and the living room/dining room/hall so that we can insulate underfloor and properly block-off the many draughts which blow through the downstairs from the floorboard gaps.
One step forward, two steps back...
A stinking hangover last weekend limited the progress on the house with just the upstairs toilet floor laid. Came out quite nicely...obviously still needs to be siliconed around the edges...
Now the two steps back...I managed to drink a little too much on Friday evening and 1) was sick all over the (newly decorated) bedroom wall at 1am; 2) managed to spoil coffee down the wall of the office room the next morning - although they were scrubbed both will need to be repainted :/
A stinking hangover last weekend limited the progress on the house with just the upstairs toilet floor laid. Came out quite nicely...obviously still needs to be siliconed around the edges...
Now the two steps back...I managed to drink a little too much on Friday evening and 1) was sick all over the (newly decorated) bedroom wall at 1am; 2) managed to spoil coffee down the wall of the office room the next morning - although they were scrubbed both will need to be repainted :/
Being away with work has led to me doing very little as of late, hopefully changing this weekend.
Only thing I'm now considering doing is changing the windows in all of the rooms which we do not expect to remove as part of the extension (still looking at another 5-10 years for that I fear). The ones coming out are generally a mix of single glazed units (with or without secondary glazing), aluminium framed windows or old (often condensated) white UPVC windows which are at least 20 years old.
Biggest thing remaining would then be the kitchen, a room where there is more glass area than others and where the insulation is worse (partial early 1970's flat roof) - as its all going to be knocked down its not worth spending the extra (2.5k materials just for here) I dont think but will it then act as a heat sink for the rest of the house?
I also assume that it will be relatively easy to source matching replacements when the time comes. I guess the options are:
1) Do nothing and do them all when the extension is done (original plan)
2) Replace windows which won't be replaced at the time of extension now, worry about the future then (what I'm beginning to lean toward)
3) Do everything now and potentially throw away some relatively new windows in short-order
Also fitting - worth going to a supply and fit (I've heard bad things!!!), to source separately and find a fitter or even source them online and fit them myself....(the house didn't have a FENSA certificate when I got it so its no huge problem I guess)
Only thing I'm now considering doing is changing the windows in all of the rooms which we do not expect to remove as part of the extension (still looking at another 5-10 years for that I fear). The ones coming out are generally a mix of single glazed units (with or without secondary glazing), aluminium framed windows or old (often condensated) white UPVC windows which are at least 20 years old.
Biggest thing remaining would then be the kitchen, a room where there is more glass area than others and where the insulation is worse (partial early 1970's flat roof) - as its all going to be knocked down its not worth spending the extra (2.5k materials just for here) I dont think but will it then act as a heat sink for the rest of the house?
I also assume that it will be relatively easy to source matching replacements when the time comes. I guess the options are:
1) Do nothing and do them all when the extension is done (original plan)
2) Replace windows which won't be replaced at the time of extension now, worry about the future then (what I'm beginning to lean toward)
3) Do everything now and potentially throw away some relatively new windows in short-order
Also fitting - worth going to a supply and fit (I've heard bad things!!!), to source separately and find a fitter or even source them online and fit them myself....(the house didn't have a FENSA certificate when I got it so its no huge problem I guess)
We are just coming to the end of our third renovation with the previous house being very similar to yours (Built 1932)
Being rubbish at DIY we have to pay for most works to be completed so our costs are obviously higher but looking at you plans I'd guess you will need 150k - 200k for a refurb, extension and garden buildings.
So I would be asking do I really need to build an extension? What are you going to use the extra rooms for?
We headed down the same route as you with our current house but in the end realised we just didn't need more space. So rather than an extension we knocked down a couple of internal walls and rearranged the space. Saved a fortune.
But first things first. Before you do anything get the place re-plumbed and re-wired. Don't start fitting floors or painting walls as you are just wasting time and effort.
Good luck, it's a great looking house.
Edited to say - Buy yourself a gas torch and use proper copper fittings. Push-fits are ruinous!
Being rubbish at DIY we have to pay for most works to be completed so our costs are obviously higher but looking at you plans I'd guess you will need 150k - 200k for a refurb, extension and garden buildings.
So I would be asking do I really need to build an extension? What are you going to use the extra rooms for?
We headed down the same route as you with our current house but in the end realised we just didn't need more space. So rather than an extension we knocked down a couple of internal walls and rearranged the space. Saved a fortune.
But first things first. Before you do anything get the place re-plumbed and re-wired. Don't start fitting floors or painting walls as you are just wasting time and effort.
Good luck, it's a great looking house.
Edited to say - Buy yourself a gas torch and use proper copper fittings. Push-fits are ruinous!
Edited by rustyuk on Saturday 2nd April 08:27
Edited by rustyuk on Saturday 2nd April 08:30
Yes - I've been taking a mixed view on the push-fits so far - I've used the JG fittings out of sight for radiator tails etc but for more permanent fittings eg. caps, i've used compression fittings.
Good point on the extension as all in I expect it to be a multiple of the number you've quoted...to my mind the ground floor changes are necessary, more to fix the dodgy layout and expand my garage. Would also then give a proper kitchen/dining space with a kids/adults living area. Having a second floor makes sense in the same breath to balance the house. The big extravagance would be doing the loft too - that's the current unknown. Together we'd only likely gain one bedroom (to 5) but 3 would be large suites with walk-in wardrobes and en-suites. Could obliviously do 6 but that's overkill. Although there is likely to be another set of feet within the house by the end of the year we're not planning on a football team...but my bother does have SEN (mobile) and my wife's siblings also have a different condition (one less mobile) so there is an outside chance they'd need a home when parents can do so no longer.
The garden rooms are relatively cheap and something I'd look to DIY. All rather frivolous but would frame the garden well and lend themselves well to entertaining etc.
Good point on the extension as all in I expect it to be a multiple of the number you've quoted...to my mind the ground floor changes are necessary, more to fix the dodgy layout and expand my garage. Would also then give a proper kitchen/dining space with a kids/adults living area. Having a second floor makes sense in the same breath to balance the house. The big extravagance would be doing the loft too - that's the current unknown. Together we'd only likely gain one bedroom (to 5) but 3 would be large suites with walk-in wardrobes and en-suites. Could obliviously do 6 but that's overkill. Although there is likely to be another set of feet within the house by the end of the year we're not planning on a football team...but my bother does have SEN (mobile) and my wife's siblings also have a different condition (one less mobile) so there is an outside chance they'd need a home when parents can do so no longer.
The garden rooms are relatively cheap and something I'd look to DIY. All rather frivolous but would frame the garden well and lend themselves well to entertaining etc.
To do all of that in any way approaching properly is going to be north of £750k - and still leave you with a compromised layout with the house sitting on the wrong part of the plot.
Given that there is no intrinsic architectural merit in the property and the changes that you want to make are so fundemental, you'd be better off dropping it and building the house you really want on the plot
Given that there is no intrinsic architectural merit in the property and the changes that you want to make are so fundemental, you'd be better off dropping it and building the house you really want on the plot
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