Detached Victorian renovation, London.
Discussion
The bricks aren't in amazing condition, so we are debating cleaning them up and replastering, but frankly that can be done at the end of the process. I quite like the rustic look in a house - I agree that right now it all looks a bit rough. I did the same in my flat, with very similar bricks, and it looked god when the place was all designed and decorated.
Some good news today - it turns out that all the sash windows were refurbished in 2013, and the casements are thick enough to take double glazed units with minimal work (we have to upgrade the weights, as the new panes would be heavier). So hopefully the cost of doing them would not be astronomical - but even if we don't they are all draughtproof enough to survive a winter.
More good news - behind blanking plates in every room is Cat5 cable, run throughout the house to a central point! That made me happy...
On that note, a few more pics. More exposed brick (for you fans!), this time upstairs WC and what will be the dressing room. Studwork is for an en-suite to the master bedroom.
Untitled by baconrashers, on Flickr
Untitled by baconrashers, on Flickr
Untitled by baconrashers, on Flickr
Floors being (very gently) taken up and insulated/draughtproofed
Untitled by baconrashers, on Flickr
Some good news today - it turns out that all the sash windows were refurbished in 2013, and the casements are thick enough to take double glazed units with minimal work (we have to upgrade the weights, as the new panes would be heavier). So hopefully the cost of doing them would not be astronomical - but even if we don't they are all draughtproof enough to survive a winter.
More good news - behind blanking plates in every room is Cat5 cable, run throughout the house to a central point! That made me happy...
On that note, a few more pics. More exposed brick (for you fans!), this time upstairs WC and what will be the dressing room. Studwork is for an en-suite to the master bedroom.
Untitled by baconrashers, on FlickrUntitled by baconrashers, on FlickrUntitled by baconrashers, on FlickrFloors being (very gently) taken up and insulated/draughtproofed
Untitled by baconrashers, on FlickrDiluted PVA works just fine - the walls can breathe elsewhere. You have to be careful though - too much of the stuff and the bricks take on a slightly satin sheen, which is not pleasant.
The way I did it in my flat was with an industrial vacuum cleaner for the dust, and then a garden sprayer with the weak PVA solution. Pics below (looking a bit bare as this is in emptied, rentable state, with none of my better furniture in it, or any art hanging on the walls). Those coloured patches of plaster on the brick in the hallway used to house a collection of African masks...
Untitled by baconrashers, on Flickr
Untitled by baconrashers, on Flickr
Untitled by baconrashers, on Flickr
The way I did it in my flat was with an industrial vacuum cleaner for the dust, and then a garden sprayer with the weak PVA solution. Pics below (looking a bit bare as this is in emptied, rentable state, with none of my better furniture in it, or any art hanging on the walls). Those coloured patches of plaster on the brick in the hallway used to house a collection of African masks...
Untitled by baconrashers, on FlickrUntitled by baconrashers, on FlickrUntitled by baconrashers, on FlickrEdited by Harry Flashman on Thursday 7th September 12:30
terrydacktal said:
I can see what you've tried to do there but you've missed it by a country mile I'm afraid. It just looks as though you're halfway through some damp proofing.
Thanks a lot! 
I like the distressed look, and as I said, the photos don't do the look justice at all.
I rather hope that this is the most controversial decision I post on here - tough crowd!
desolate said:
Harry Flashman said:
Thanks a lot!
I like the distressed look, and as I said, the photos don't do the look justice at all.
I rather hope that this is the most controversial decision I post on here - tough crowd!
Have you done all that since the weekend?I like the distressed look, and as I said, the photos don't do the look justice at all.
I rather hope that this is the most controversial decision I post on here - tough crowd!
You must run it like workhouse!
For what it's worth I like it.
I am not being chilled with them but to be fair to the guys, they are in at 8 with 8-10 guys, and work like slaves. A far cry from the shower who did my last place, where sometimes we had one bloke for a week or two as the cretinous owner couldn't plan his way out of a wet cardboard box.
Let's hope it continues. I have written a contract for them to finish on October 26th as long as I make no major changes (to be noted as such in writing if I do) with a penalty on the builder of £1000 per week for overunning.
Not only did they accept the contract, they have supreme confidence that they can do it. Lovely folk to deal with so far. We spent a good few weeks planning this before I got the keys - hence them being in the Monday morning after the Friday I bought it, and working so fast to a pre-agreed plan.
We'll see. When it comes to builders, I am a cynic after many experiences of them being, well, rubbish at doing anything on time.
terrydacktal said:
Apologies if you don't like opposing opinions, I assumed you posted pictures for critique rather than affirmation.
I quite like a distressed look too but I'm just saying your new property isn't the place for it. Just my opinion of course but if I bought the finished house off you the first thing I'd do would be to get a plasterer in.
Now listen – of course I do not mind critique. What I was objecting to was your abrupt/tactless/downright rude (delete as applicable, or keep all three – I care not) way of expressing yourself. Your latest post does nothing to change my opinion of your needlessly combative approach.I quite like a distressed look too but I'm just saying your new property isn't the place for it. Just my opinion of course but if I bought the finished house off you the first thing I'd do would be to get a plasterer in.
If you want to be rude to people, go and do so on a thread where people behave in that way (SP&L springs to mind). This is a thread created by a bloke doing up his house. There really is no need for this, here.
And before you start with the usual “if you can’t take criticism and only want affirmation etc” please remember a) you don’t know me and b) manners cost nothing.
Anyway back on topic:
“so exposed brick’s a bit s
t, eh lads?” 
Edited by Harry Flashman on Thursday 7th September 16:26
HairyMaclary said:
House is in a decent but tired condition. Having trouble with prioritising the work. Where to start? Any ideas as we have to live in it!
Planning! Spend ages working out how you all want to use the house, and plan the space. Design it then sit on the designs for a bit, look at them again. Look at websites like Houzz to get inspiration and ideas.Next plan infrastructure into your required design - plumbing, heating, electrics. Design schemes for these
Then, and only then, start physical work! Messy stuff first - moving walls, moving plumbing g and electrics, insulation.
There's a book called the Homebuilder and Renovators bible, or similar - worth a read
Already burned through nearly £30k in the first week - but mostly the builder ordering the kitchen, shower enclosures, wall hung loos etc. I pay him up front for all of this stuff as he needs to buy it and bill it back to me for the 5% VAT to qualify.
Also, the cost of fully insulating this size of house with suitable materials is not small - doing all floors as well as roof/ceiling, to stop heat just rising to the top of the house, as we will never heat the whole house, just selected room. I doubt the cost of doing this, and of double glazing the windows, will ever get payback in terms of fuel savings. But it should make the place more comfortable, which long-term, is important to me...it's a long-term house, not one to be renovated and flipped.
Also, the cost of fully insulating this size of house with suitable materials is not small - doing all floors as well as roof/ceiling, to stop heat just rising to the top of the house, as we will never heat the whole house, just selected room. I doubt the cost of doing this, and of double glazing the windows, will ever get payback in terms of fuel savings. But it should make the place more comfortable, which long-term, is important to me...it's a long-term house, not one to be renovated and flipped.
Cloudy22 said:
Isn't the 5% reduced VAT only applicable to items which make up the fabric of a building? For example windows.
It's more complicated than that. For example kitchen cabinets qualify, but no fitted appliances. Bathroom basins qualify, but not vanity units. Tiles qualify, but not carpets. Toilets OK but separately bought seats probably not. Etc.Lift shaft is yet to be quoted by builder as structural drawings only came in yesterday for that and knocking through living room wall. He'll do the wall next week.
Lift shaft likely to be late October - done from outside, once most of inside is done and we can move in.
Edited by Harry Flashman on Friday 8th September 14:07
Plumbing. Lots of plumbing. JG Speedfit plastic fittings are great, especially in a hard water area like London, but make sure you fit the locking collets to the joints...
This is one of the mid level bathrooms - but a lot of traffic between the boiler in the utility below, and the hot water tanks on the second floor.
ETA stupid iPhone pics
This is one of the mid level bathrooms - but a lot of traffic between the boiler in the utility below, and the hot water tanks on the second floor.
ETA stupid iPhone pics
Edited by Harry Flashman on Saturday 9th September 19:33
RoverP6B - absolutely spot on. When doing something like this, there is no point in designing nice spaces if the underlying infrastructure isn't there.
We have been extremely fortunate with this house in that having been untouched since 1924, in 2012 the owner started a full renovation, abandoned in 2014 at the death of her disabled son, for whom it was being adapted. She then died in 2016 - a pretty sad story.
What it does mean is that the house is very well plumbed with a 40kw boiler, all new plumbing (well, new in 2014), twin hot water cylinders. With the extra bathroom in the lift shaft it will have 4 full bathrooms, all with separate showers, as well as a downstairs WC. 3 bathrooms are ensuite with a decent sized central bathroom on the first floor. The ground floor has a utility with water supply and drains, and the kitchen too has gas, electricity, water supplies and drains.
This alone has saved us a great deal of money, and was in fact a pivotal reason for why we moved heaven and earth to buy the place. Doing all of that is extremely disruptive and very expensive - and it had all been done.
We are moving a few drain points to floors to incorporate shower trays, and moving a few radiators - easily done with suspended wood floors throughout the house.
Here's a photo of some of the work done - it is to a very high quality, as when they did it, money really was no object. The heating system is great, with three separate zones (one for each floor) and new radiators and pipes throughout, all properly lagged where necessary. I do not think we could have afforded to do this house had all of this (and brand new electrical network, as well as multiple point data cabling to every room) not been done.
Untitled by baconrashers, on Flickr
We have been extremely fortunate with this house in that having been untouched since 1924, in 2012 the owner started a full renovation, abandoned in 2014 at the death of her disabled son, for whom it was being adapted. She then died in 2016 - a pretty sad story.
What it does mean is that the house is very well plumbed with a 40kw boiler, all new plumbing (well, new in 2014), twin hot water cylinders. With the extra bathroom in the lift shaft it will have 4 full bathrooms, all with separate showers, as well as a downstairs WC. 3 bathrooms are ensuite with a decent sized central bathroom on the first floor. The ground floor has a utility with water supply and drains, and the kitchen too has gas, electricity, water supplies and drains.
This alone has saved us a great deal of money, and was in fact a pivotal reason for why we moved heaven and earth to buy the place. Doing all of that is extremely disruptive and very expensive - and it had all been done.
We are moving a few drain points to floors to incorporate shower trays, and moving a few radiators - easily done with suspended wood floors throughout the house.
Here's a photo of some of the work done - it is to a very high quality, as when they did it, money really was no object. The heating system is great, with three separate zones (one for each floor) and new radiators and pipes throughout, all properly lagged where necessary. I do not think we could have afforded to do this house had all of this (and brand new electrical network, as well as multiple point data cabling to every room) not been done.
Untitled by baconrashers, on FlickrVEX said:
LOL, may I point out you said that last time!
I am a fan of the bricks, I think with the right furniture style it will look stunning and as you say, if you need to it is easy to plaster if you come to sell.
Happy to check out your cat5 cable structure as well if want me to.
V.
VEX where are you based? If I can't untangle that mess, your professional help may well be needed...I am a fan of the bricks, I think with the right furniture style it will look stunning and as you say, if you need to it is easy to plaster if you come to sell.
Happy to check out your cat5 cable structure as well if want me to.
V.
Been picking paint colours today. Quite different from our old place - much more "heritage".
I have discovered that the vast expense of Farrow and Ball and the like really is not necessary. Good marketing from them - but Leyland Trade paint is great and available in every colour imaginable. We have picked a dusky rose-grey for the living room, and a very pale grey/off-white for the woodwork. Upstairs rooms will range from a rich olive green, a duck egg blue and another Victorian peach colour for our master bedroom. A few rooms left to pick but will be similar shades and colours.
All quite muted, but stepping away from the ubiquitous shades of grey that is in so many of these houses, and a bit more traditional.
Kitchen is in the only Farrow and Ball colour we are using as the company we are ordering from paints the doors from their range. Studio Green, which is a very dark green, that will be set off by polished brass door furniture.
Let's hope this all works out...
I have discovered that the vast expense of Farrow and Ball and the like really is not necessary. Good marketing from them - but Leyland Trade paint is great and available in every colour imaginable. We have picked a dusky rose-grey for the living room, and a very pale grey/off-white for the woodwork. Upstairs rooms will range from a rich olive green, a duck egg blue and another Victorian peach colour for our master bedroom. A few rooms left to pick but will be similar shades and colours.
All quite muted, but stepping away from the ubiquitous shades of grey that is in so many of these houses, and a bit more traditional.
Kitchen is in the only Farrow and Ball colour we are using as the company we are ordering from paints the doors from their range. Studio Green, which is a very dark green, that will be set off by polished brass door furniture.
Let's hope this all works out...
Edited by Harry Flashman on Sunday 10th September 15:22
Edited by Harry Flashman on Sunday 10th September 15:24
FBP1 said:
Having popped over to Harry and Lady F's place this morning, I can confirm that it is a house to be jealous of already!
We did something not dissimilar, but ours was an absolute wreck that took 7 months before we could even squat in it- this place (with its good roof, excellent plumbing, heating and wiring systems already in place, by and large already sorted windows, rock solid and flat pitch pine floors pretty much throughout as well as cornicing and plaster already sorted in probably 80% of the house) is at least 5 months ahead of where we started and it is frankly pretty much just the tidying and cosmetic stuff to do now. Even the " lift shaft" will be a piece of proverbial to sort out imho.h
A fabulous house with a mix of grand, open, multi aspect rooms and cosy snugs, different levels and viewpoints await you on each of the myriad floors, and a good sized private rear garden to boot - a real forever house.
Looking forward to that mulled wine by the fire at Christmas already.
Was great to see you and Jr, and that rather cool car of yours - I still want a passenger ride! Thanks for all the advice so far - and the mulled wine will be waiting for you lot this winter...We did something not dissimilar, but ours was an absolute wreck that took 7 months before we could even squat in it- this place (with its good roof, excellent plumbing, heating and wiring systems already in place, by and large already sorted windows, rock solid and flat pitch pine floors pretty much throughout as well as cornicing and plaster already sorted in probably 80% of the house) is at least 5 months ahead of where we started and it is frankly pretty much just the tidying and cosmetic stuff to do now. Even the " lift shaft" will be a piece of proverbial to sort out imho.h
A fabulous house with a mix of grand, open, multi aspect rooms and cosy snugs, different levels and viewpoints await you on each of the myriad floors, and a good sized private rear garden to boot - a real forever house.
Looking forward to that mulled wine by the fire at Christmas already.
Edited by Harry Flashman on Sunday 10th September 15:30
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