Help me price this basic referb - 2 bed 1700's cottage
Discussion
Morning,
We have recently moved into an old cottage, it's only a 3 up 3 down small cottage, but is built from solid slate walls and has been bodged over the years with cement render and as a result we have some damp issues etc.
Therefore we asked a local builder for a quote to:
Remove internal cement plaster back to bare wall - replace with lime based breathable - in 3 downstairs rooms only, one bedroom and hallway upstairs to be skimmed to match (master bedroom recently done).
Dig up existing floor in lounge and diner only, replace with new cement floor, insulate and self level screed then lay tiles (to be supplied by me).
Remove small wall currently separating the kitchen and lounge, put steel lintel in.
The quote I got back knocked me for 6 to be honest, £72,000 inc vat
That’s no kitchen, no bathroom, no tiles, no electrics, no plumbing.
Am I off the mark in thinking that’s silly money, or does that seem reasonable?
Thanks!
We have recently moved into an old cottage, it's only a 3 up 3 down small cottage, but is built from solid slate walls and has been bodged over the years with cement render and as a result we have some damp issues etc.
Therefore we asked a local builder for a quote to:
Remove internal cement plaster back to bare wall - replace with lime based breathable - in 3 downstairs rooms only, one bedroom and hallway upstairs to be skimmed to match (master bedroom recently done).
Dig up existing floor in lounge and diner only, replace with new cement floor, insulate and self level screed then lay tiles (to be supplied by me).
Remove small wall currently separating the kitchen and lounge, put steel lintel in.
The quote I got back knocked me for 6 to be honest, £72,000 inc vat
That’s no kitchen, no bathroom, no tiles, no electrics, no plumbing.
Am I off the mark in thinking that’s silly money, or does that seem reasonable?
Thanks!
Im not new to the property game, our last house, a 3 bed, we stripped back to bare walls, ceilings down, all new plaster, new plumbing and heating throughout, new kitchens and bathrooms, the lot, and that only cost me about £40,000
The only difference here is an old wonky building needing special lime based plaster and a wall down needing a steel, wanted to make sure that wasn’t making all the difference, I don’t know how cheap or easy lime based plaster is to work with for example.
I'm also assuming he doesn’t want the work, just seems odd that he would come out 3-4 times, bring structural engineers and such out and spend months putting the quote together, to then basically turn the work down with that quote........
Ive been waiting for this quote since November, and now im back at square one, needing to get another quote or two.
The only difference here is an old wonky building needing special lime based plaster and a wall down needing a steel, wanted to make sure that wasn’t making all the difference, I don’t know how cheap or easy lime based plaster is to work with for example.
I'm also assuming he doesn’t want the work, just seems odd that he would come out 3-4 times, bring structural engineers and such out and spend months putting the quote together, to then basically turn the work down with that quote........
Ive been waiting for this quote since November, and now im back at square one, needing to get another quote or two.
An exact quote:
"Morning xxxx
Yeah, the holiday was good!
I hope you guys had a good Christmas and New Year?!
Yes, the quote is done. It's coming out high though, I must warn you! Due to access and the nature of the works it has hiked the price up a little.
£60,000.00 + VAT ... This is what you would be looking at to complete the opening, all new floors, all new internal plastering, damp proofing, all making good and leaving finished ready for decoration. This price includes all labour, materials, plant hire, structural engineers report & spec and project management.
Let me know if you would like the quote emailed over ...
Many Thanks"
"Morning xxxx
Yeah, the holiday was good!
I hope you guys had a good Christmas and New Year?!
Yes, the quote is done. It's coming out high though, I must warn you! Due to access and the nature of the works it has hiked the price up a little.
£60,000.00 + VAT ... This is what you would be looking at to complete the opening, all new floors, all new internal plastering, damp proofing, all making good and leaving finished ready for decoration. This price includes all labour, materials, plant hire, structural engineers report & spec and project management.
Let me know if you would like the quote emailed over ...
Many Thanks"
king idiot then 
ILoveMondeo said:
Nice cottage
Can you tell me where the sofa is from? Looks good! I want one!
Ta!
Thanks Can you tell me where the sofa is from? Looks good! I want one!
Ta!
It's from furniture village, a year or two old now though so unsure if they are still doing it.
QuickQuack said:
Is the house listed? There aren't many from that period which aren't and what you're planning (removing a wall, putting in an RSJ, replacing a lot of internal plastering and digging up most of the floor of the house) sounds like it requires Listed Building Consent and you should first speak to your council's conservation officer before anything else to know what you may be allowed to do and what spec you should be using when getting quotes.
Despite the common misapprehension, listing doesn't just cover the exterior, it covers everything; internal, external, structural, even plumbing and position of pipes. If it's not listed, by all means, proceed as you like, but if it's not listed, it could get you into serious trouble and you might have to put back to what it was like before you messed with it, even many years later. When you come to sell, solicitors will (should!) note the extent of work which requires LBC and if you don't have it, you won't be able to sell.
Nope, not listed, so free to do as I wishDespite the common misapprehension, listing doesn't just cover the exterior, it covers everything; internal, external, structural, even plumbing and position of pipes. If it's not listed, by all means, proceed as you like, but if it's not listed, it could get you into serious trouble and you might have to put back to what it was like before you messed with it, even many years later. When you come to sell, solicitors will (should!) note the extent of work which requires LBC and if you don't have it, you won't be able to sell.
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