House renovation budget
Discussion
My girlfriend and I are hoping to buy our first house, and to renovate. We’re trying to estimate how much the basic work to get us in would cost... so hoping PH will be a font of knowledge!
We would rip everything out into a skip, then strip wallpaper and redecorate upstairs ourselves.
Possibly leave downstairs until later.
We think that before we move in we would need to pay for:
Hoping ~15k would get it nice before we move in.
Flooring we estimated as follows:
Is this a good starting place for a re-wire?
The cold/hot water tanks look like this... i imagine we will need to do something with it - but perhaps not that urgently.
And finally, what do we think about these floorboards?
![](https://thumbsnap.com/sc/14Q9Bkbl.jpg[/img]</a> <a href="https://thumbsnap.com/SoN7AKGo" Target="_blank" rel="nofollow">[img]https://thumbsnap.com/sc/SoN7AKGo.jpg[/img]</a> <a href="https://thumbsnap.com/SoN7AKGo" Target="_blank" rel="nofollow">[img]https://thumbsnap.com/sc/SoN7AKGo.jpg)
We would rip everything out into a skip, then strip wallpaper and redecorate upstairs ourselves.
Possibly leave downstairs until later.
We think that before we move in we would need to pay for:
- Skip hire £??
- Re-wire £2500 to £3000
- Wall down in bathroom/toilet/make good/refit door £???
- New bathroom £6000 (with wall down bathroom is 2.7m x 2.25
- New Carpet upstairs/stairs ~40m.sq. £1250
- Flooring downstairs potentially sand floorboards if lucky, otherwise 50m.sq. £2250 for engineered wood.
- Plasterer to skim walls/ceilings/repair damage in bay window £???
- 3x New windows in bathroom/toilet/landing.
Hoping ~15k would get it nice before we move in.
Flooring we estimated as follows:
Is this a good starting place for a re-wire?
The cold/hot water tanks look like this... i imagine we will need to do something with it - but perhaps not that urgently.
And finally, what do we think about these floorboards?
Edited by Glade on Tuesday 31st December 09:33
I can't help with your specific questions but my advice would be: Work out your budget as accurately as possible. And then double it!
We are coming to the end of our renovation (4 years and counting) that has included a full re-roof with solar installation and we are well in to 6 figures, although it is fair to say that we could have done it cheaper. Doing it yourself well save a lot of money but we found that we simply didn't have the time (we both work full time) and when the weather was nice we were out in the garden (we have become avid gardeners, growing our own fruit and veg) and keep bees and chickens as well.
Good luck, it is very rewarding when you can sit back and admire your own work.
We are coming to the end of our renovation (4 years and counting) that has included a full re-roof with solar installation and we are well in to 6 figures, although it is fair to say that we could have done it cheaper. Doing it yourself well save a lot of money but we found that we simply didn't have the time (we both work full time) and when the weather was nice we were out in the garden (we have become avid gardeners, growing our own fruit and veg) and keep bees and chickens as well.
Good luck, it is very rewarding when you can sit back and admire your own work.
Alot. Doing mine just now. Smaller than yours, doing alot myself and still easily over 15k. Never needed a rewire tbh, he tested the full system, fine and popped a new trip box for £280 and after that still comfortably above your budget. Only not DIYd the ceiling skimming and heating.
Hmmm. Just need to do enough to get in, then can do the rest over time.
I was hoping the house wouldn't need rewiring. Is there any hints from the state of the "fuse box" - it has circuit breakers fitted...
At this stage we are just trying to make the decision on whether to jump in to the whole project! Don't think the boiler needs to change. Not sure how old MIT is, but still a current Worcester Bosch model.
Your answers on budget are very telling though!
I was hoping the house wouldn't need rewiring. Is there any hints from the state of the "fuse box" - it has circuit breakers fitted...
At this stage we are just trying to make the decision on whether to jump in to the whole project! Don't think the boiler needs to change. Not sure how old MIT is, but still a current Worcester Bosch model.
Your answers on budget are very telling though!
Edited by Glade on Friday 13th December 18:49
Pretty much the exact same layout as our house apart from our living/dining room being all one room.
We're in Leeds too (Cookridge) and did a similar refurb a year ago.
Full rewire was £4.5k but included more sockets than your quote.
We DIY'd the bathroom which cost around £5k including decent fittings. Wall was easy to knock down, rebuilding a new wall for the door was a bit trickier.
Think your in the right ballpark for the carpets
We've had the majority of the house skimmed, for reference the living/dining room was £650, hallway was £600 and spare bedroom £350 from memory.
If you have the time then DIYing is a good option and a massive money saver.
We're in Leeds too (Cookridge) and did a similar refurb a year ago.
Full rewire was £4.5k but included more sockets than your quote.
We DIY'd the bathroom which cost around £5k including decent fittings. Wall was easy to knock down, rebuilding a new wall for the door was a bit trickier.
Think your in the right ballpark for the carpets
We've had the majority of the house skimmed, for reference the living/dining room was £650, hallway was £600 and spare bedroom £350 from memory.
If you have the time then DIYing is a good option and a massive money saver.
Budget then double it is about right.
For the rewire - is 2 sockets per room enough ? I'd be going for at least 4.
Think about things like wall mounted TV's and make sure you have sockets for them - and don't forget aerials & satellite
How's the rest of the plumbing - boiler OK ? what about radiators ?
Loft insulation up to scratch ?
Do you want a light in the loft - add it to the rewire cost
Power in the garage ?
For the rewire - is 2 sockets per room enough ? I'd be going for at least 4.
Think about things like wall mounted TV's and make sure you have sockets for them - and don't forget aerials & satellite
How's the rest of the plumbing - boiler OK ? what about radiators ?
Loft insulation up to scratch ?
Do you want a light in the loft - add it to the rewire cost
Power in the garage ?
The re-wrire quote was just a snip from the Front page of the first website i found... haven’t counted up sockets etc
I think i probably need to put a more comprehensive list together, but i guess we’re in the right sort of ballpark...
It’s all about whether we have enough cash to do this in month 1 before we quit out rental property. I think we could get upstairs into a reasonable state and then work through the rest once we’re in.
Loft has been boarded out and has a Velux and light. Garage has power.
Radiators look old. I assume it’s possible to replace radiators a couple at a time as we go through the rooms. Modern designs presumably more efficient?
I think i probably need to put a more comprehensive list together, but i guess we’re in the right sort of ballpark...
It’s all about whether we have enough cash to do this in month 1 before we quit out rental property. I think we could get upstairs into a reasonable state and then work through the rest once we’re in.
Loft has been boarded out and has a Velux and light. Garage has power.
Radiators look old. I assume it’s possible to replace radiators a couple at a time as we go through the rooms. Modern designs presumably more efficient?
The trouble I found with budgeting is that I was about right on the big stuff, but I forgot all the small stuff - which added up to about as much as the big stuff.
For example - I replaced all my doors - but I forgot to factor handles, latches & hinges (and was a bit light on the fitting cost) which totalled about the same as the doors that I had budgeted for,
Similarly with the rewire - I decided on brushed stainless which added quite a lot to the budget. Then added some outside sockets etc.
Flooring, I knew the tiles, but by the time the floor was levelled & the tiles laid - it was easily double the cost of the tiles.
For example - I replaced all my doors - but I forgot to factor handles, latches & hinges (and was a bit light on the fitting cost) which totalled about the same as the doors that I had budgeted for,
Similarly with the rewire - I decided on brushed stainless which added quite a lot to the budget. Then added some outside sockets etc.
Flooring, I knew the tiles, but by the time the floor was levelled & the tiles laid - it was easily double the cost of the tiles.
I've just finished renovating my tiny 3 bed semi, around 800ish ftsq. Off the top of my head I spent,
New external windows and doors £4000
Full rewire Inc garage £6000 (loads of sockets, fire alarm etc etc)
Gas installation and full replumb £5300
Kitchen and appliances £6500
Remove interior wall, plastering downstairs and hall/landing £3000
Stanley stove and new fireplace £2800
Tiled floors downstairs £1700
New internal doors, skirting and architrave £1700
Bathroom refit £2000
Probably spent another £2500 on a fitted wardrobe, carpets and paint.
I'd originally reckoned 20k would do it, crazy money really but the house was super cheap to start with.
New external windows and doors £4000
Full rewire Inc garage £6000 (loads of sockets, fire alarm etc etc)
Gas installation and full replumb £5300
Kitchen and appliances £6500
Remove interior wall, plastering downstairs and hall/landing £3000
Stanley stove and new fireplace £2800
Tiled floors downstairs £1700
New internal doors, skirting and architrave £1700
Bathroom refit £2000
Probably spent another £2500 on a fitted wardrobe, carpets and paint.
I'd originally reckoned 20k would do it, crazy money really but the house was super cheap to start with.
You can easily spank £1000 on light fittings if you want stuff other than a basic white bayonet fitting and lampshade. Decent plug sockets and switches are also £10-15 a pop.
Not sure if anyone has mentioned it but skimming a room (that’s already been prepped) is about £600.
Try and learn to do as much as you can yourself. The quality of work done by trades can range from excellent (obviously) to worse than DIY. On the whole using trades tends to be a disappointment for me. Good tradesmen are booked up for months.
We’re nearly two years into a renovation (near Leeds as well) and still nowhere near finishing - it’s endless and I can see why people buy new builds!
Not sure if anyone has mentioned it but skimming a room (that’s already been prepped) is about £600.
Try and learn to do as much as you can yourself. The quality of work done by trades can range from excellent (obviously) to worse than DIY. On the whole using trades tends to be a disappointment for me. Good tradesmen are booked up for months.
We’re nearly two years into a renovation (near Leeds as well) and still nowhere near finishing - it’s endless and I can see why people buy new builds!
I don't know Leeds but that looks a lovely house . . .
We have just spent £30k (budgeted 30k, looked like an underspend so paid 7k off the mortgage, then ended up spending it anyway!).
Didn't need a rewire - had new consumer unit week 1, and electrician confirmed rest OK.
For the 30k we managed:
- Chimney stack repointed, etc, new (reclaimed!) pots;
- Two fireplaces opened up, one with art deco fireplace (£90 on EBay!), one with woodburner and flue;
- Six fabulous reclaimed internal doors on EBay at £20 each, art deco handles on EBay, lots of van hire collecting stuff!
- Three cast iron radiators to replace world's ugliest pressed steel jobbies downstairs;
- Hire of floor sanding machine;
- Squeezed a new WC in under the stairs, reclaimed doors from EBay and an old wardrobe;
- IKEA kitchen and appliances (less than £4k) and fitting;
- About £3k worth of tiles for new WC, porch, kitchen, woodburner hearth;
- Two ceilings de-Artexed and skimmed;
- £600 non budgeted to fix bodged damp repair downstairs (joists had been replaced, but on wooden supports back onto damp earth). Added EBay cast iron airbricks;
- Some lino offcuts from Carpet Barn.
Five solid months of painting, etc, to 01:00 most days, no cost except to love life . . .
Originally intended to do bathroom, but didn't manage it, so effectively over budget by that amount (£5k ish).
We have just spent £30k (budgeted 30k, looked like an underspend so paid 7k off the mortgage, then ended up spending it anyway!).
Didn't need a rewire - had new consumer unit week 1, and electrician confirmed rest OK.
For the 30k we managed:
- Chimney stack repointed, etc, new (reclaimed!) pots;
- Two fireplaces opened up, one with art deco fireplace (£90 on EBay!), one with woodburner and flue;
- Six fabulous reclaimed internal doors on EBay at £20 each, art deco handles on EBay, lots of van hire collecting stuff!
- Three cast iron radiators to replace world's ugliest pressed steel jobbies downstairs;
- Hire of floor sanding machine;
- Squeezed a new WC in under the stairs, reclaimed doors from EBay and an old wardrobe;
- IKEA kitchen and appliances (less than £4k) and fitting;
- About £3k worth of tiles for new WC, porch, kitchen, woodburner hearth;
- Two ceilings de-Artexed and skimmed;
- £600 non budgeted to fix bodged damp repair downstairs (joists had been replaced, but on wooden supports back onto damp earth). Added EBay cast iron airbricks;
- Some lino offcuts from Carpet Barn.
Five solid months of painting, etc, to 01:00 most days, no cost except to love life . . .
Originally intended to do bathroom, but didn't manage it, so effectively over budget by that amount (£5k ish).
Edited by Octoposse on Saturday 14th December 10:14
A nice first home.
I would urge sanding the existing boards. Any damaged ones can be swapped with boards from upstairs, although a bit of damage here and there does add to the character.
They are the history of the house, they are the house. Laminated or engineered wood just doesn't look right, it may be currently in fashion but so were avocado bathroom suites.
Whilst on suites, close inspection may show that you existing fittings are far better made than any replacement ones you're likely to buy. Some new taps can lift an older suite.
I would urge sanding the existing boards. Any damaged ones can be swapped with boards from upstairs, although a bit of damage here and there does add to the character.
They are the history of the house, they are the house. Laminated or engineered wood just doesn't look right, it may be currently in fashion but so were avocado bathroom suites.
Whilst on suites, close inspection may show that you existing fittings are far better made than any replacement ones you're likely to buy. Some new taps can lift an older suite.
What’s made you think that needs a rewire... the amount of visible earth bonding suggests it’ll be ok with just a new cu for 400 ish prob less in Leeds. Looks like it was done late 90s or earl y 2000s?
Maybe £1500 swapping the cylinder for unvented and weigh that cylinder in yourself for £100 odd?
As a rough guide allow £800 per room for plaster paint and carpet.
Then bathrooms 2k up to unlimited + kitchen.
Maybe £1500 swapping the cylinder for unvented and weigh that cylinder in yourself for £100 odd?
As a rough guide allow £800 per room for plaster paint and carpet.
Then bathrooms 2k up to unlimited + kitchen.
Small world, saw this listed the other week. Been looking in north Leeds for best part of 2019 but finally completed on my place in November off Shadwell lane. The competition in north Leeds has been insane this year, every house I saw had countless viewings and always went best n finals eventually going way above asking. Have you paid fairly close to asking if you don’t mind me asking?
So, I also do up houses in Leeds, so have some good contacts if you do decide to not DIY stuff. One thing I will say is, if you do DIY with that amount of work and a full time job it’s going to take a long time....so try be realistic and realise itS going to be hard work - i did half my flat once and just gave up and a builder did it a quarter time, if you have the cash, just pay and get it done IMO.
It likely won’t need a desire, if you think you’ll stay there a long time and likely extend if you need space, I’d just get it rewired given your going to get it all skimmed etc. Realistically that size of house will be £3.5k for enough sockets.
So, I also do up houses in Leeds, so have some good contacts if you do decide to not DIY stuff. One thing I will say is, if you do DIY with that amount of work and a full time job it’s going to take a long time....so try be realistic and realise itS going to be hard work - i did half my flat once and just gave up and a builder did it a quarter time, if you have the cash, just pay and get it done IMO.
It likely won’t need a desire, if you think you’ll stay there a long time and likely extend if you need space, I’d just get it rewired given your going to get it all skimmed etc. Realistically that size of house will be £3.5k for enough sockets.
lewisf182 said:
Small world, saw this listed the other week. Been looking in north Leeds for best part of 2019 but finally completed on my place in November off Shadwell lane. The competition in north Leeds has been insane this year, every house I saw had countless viewings and always went best n finals eventually going way above asking. Have you paid fairly close to asking if you don’t mind me asking?
So, I also do up houses in Leeds, so have some good contacts if you do decide to not DIY stuff. One thing I will say is, if you do DIY with that amount of work and a full time job it’s going to take a long time....so try be realistic and realise itS going to be hard work - i did half my flat once and just gave up and a builder did it a quarter time, if you have the cash, just pay and get it done IMO.
It likely won’t need a desire, if you think you’ll stay there a long time and likely extend if you need space, I’d just get it rewired given your going to get it all skimmed etc. Realistically that size of house will be £3.5k for enough sockets.
I'll disclose once it's all off the market and sorted! So, I also do up houses in Leeds, so have some good contacts if you do decide to not DIY stuff. One thing I will say is, if you do DIY with that amount of work and a full time job it’s going to take a long time....so try be realistic and realise itS going to be hard work - i did half my flat once and just gave up and a builder did it a quarter time, if you have the cash, just pay and get it done IMO.
It likely won’t need a desire, if you think you’ll stay there a long time and likely extend if you need space, I’d just get it rewired given your going to get it all skimmed etc. Realistically that size of house will be £3.5k for enough sockets.
We lost a couple of places by being outbid at best and final offers.... not out of budget, just that we didn't know what to bid. Annoying. This place had a couple of offers rejected so we went slightly above those and were accepted. Still significantly below our budget and hopefully will turn out to be "good value".
We rent in Meanwood, so are pretty happy to find a place nearby that pretty much meets our requirements with driveway that will take 2 cars, garage, reasonable garden space... also that we could extend into the loft in the future.
6 mins walk to Beck & Call, and 20 mins to both Chapel Allerton centre and Meanwood centre. I currently have 14 mins walk to Alfred bar so that suits me!!
Might PM you about recommended tradesmen when the time comes if that is OK!
Edited by Glade on Saturday 14th December 23:27
Glade said:
lewisf182 said:
Small world, saw this listed the other week. Been looking in north Leeds for best part of 2019 but finally completed on my place in November off Shadwell lane. The competition in north Leeds has been insane this year, every house I saw had countless viewings and always went best n finals eventually going way above asking. Have you paid fairly close to asking if you don’t mind me asking?
So, I also do up houses in Leeds, so have some good contacts if you do decide to not DIY stuff. One thing I will say is, if you do DIY with that amount of work and a full time job it’s going to take a long time....so try be realistic and realise itS going to be hard work - i did half my flat once and just gave up and a builder did it a quarter time, if you have the cash, just pay and get it done IMO.
It likely won’t need a desire, if you think you’ll stay there a long time and likely extend if you need space, I’d just get it rewired given your going to get it all skimmed etc. Realistically that size of house will be £3.5k for enough sockets.
I'll disclose once it's all off the market and sorted! So, I also do up houses in Leeds, so have some good contacts if you do decide to not DIY stuff. One thing I will say is, if you do DIY with that amount of work and a full time job it’s going to take a long time....so try be realistic and realise itS going to be hard work - i did half my flat once and just gave up and a builder did it a quarter time, if you have the cash, just pay and get it done IMO.
It likely won’t need a desire, if you think you’ll stay there a long time and likely extend if you need space, I’d just get it rewired given your going to get it all skimmed etc. Realistically that size of house will be £3.5k for enough sockets.
We lost a couple of places by being outbid at best and final offers.... not out of budget, just that we didn't know what to bid. Annoying. This place had a couple of offers rejected so we went slightly above those and were accepted. Still significantly below our budget and hopefully will turn out to be "good value".
We rent in Meanwood, so are pretty happy to find a place nearby that pretty much meets our requirements with driveway that will take 2 cars, garage, reasonable garden space... also that we could extend into the loft in the future.
6 mins walk to Beck & Call, and 20 mins to both Chapel Allerton centre and Meanwood centre. I currently have 14 mins walk to Alfred bar so that suits me!!
Might PM you about recommended tradesmen when the time comes if that is OK!
Edited by Glade on Saturday 14th December 23:27
Feel free whenever
Hey Glade,
Small world as I live on the Carrholm estate so 2 mins from beck & call & bought a house as a little renovation. I like Lewisf182 found buying ridiculous and the competition is just crazy! Carr Manor Houses are bigger than ours on carrholm so a great house if you can get it & the nursery & primary school round the corner are brilliant, having just had a little one i've got our daughter booked into manor woods nursery for next year!
It looks in a similar position to ours & have some contacts but no builder unlike lewis i can help with but the fuse box looks a little like mine, i'd say don't be afraid to just go round with a screw driver and take a light socket off or a plug socket and see what's behind, mine has red & black kind of wiring & been fine and signed off from the electrician but note you might need to get national grid to come & put an earthing wire or something in as they don't have an earth and needs something installing to make it safe but literally cost £160 to get it done!
In terms of costs i'd say 15k to knock the kitchen into the dining room as this is what we did & then maybe 5k for the bathroom, & rads maybe on average £200 a radiator taking into account some being big, some being small. Also buy johnstones paint it was great & can get it from Meanwood road.
Feel free to send me a PM & I can answer any questions you might have as i imagine the houses aren't too dissimilar. Also like might note it might not have a cavity! which isn't a big issue but something to consider & price into renovation costs.
Small world as I live on the Carrholm estate so 2 mins from beck & call & bought a house as a little renovation. I like Lewisf182 found buying ridiculous and the competition is just crazy! Carr Manor Houses are bigger than ours on carrholm so a great house if you can get it & the nursery & primary school round the corner are brilliant, having just had a little one i've got our daughter booked into manor woods nursery for next year!
It looks in a similar position to ours & have some contacts but no builder unlike lewis i can help with but the fuse box looks a little like mine, i'd say don't be afraid to just go round with a screw driver and take a light socket off or a plug socket and see what's behind, mine has red & black kind of wiring & been fine and signed off from the electrician but note you might need to get national grid to come & put an earthing wire or something in as they don't have an earth and needs something installing to make it safe but literally cost £160 to get it done!
In terms of costs i'd say 15k to knock the kitchen into the dining room as this is what we did & then maybe 5k for the bathroom, & rads maybe on average £200 a radiator taking into account some being big, some being small. Also buy johnstones paint it was great & can get it from Meanwood road.
Feel free to send me a PM & I can answer any questions you might have as i imagine the houses aren't too dissimilar. Also like might note it might not have a cavity! which isn't a big issue but something to consider & price into renovation costs.
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