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!
sidekickdmr said:
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!
Possibly THE most ridiculous quote I have ever come across bar none.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!
Considering the size it could be a tenth of that with the right people doing it.
Ive had a whole 3 bed house stripped back to brick and replastered, all new plumbing, electrics, bathrooms and kitchens and finishes done in Surrey for £40k in the last two years.
Edited by p1stonhead on Friday 20th January 10:58
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.
sidekickdmr said:
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.
I can only presume he is a fThe 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.
king idiot.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"
sidekickdmr said:
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"
Ok, so back to f"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 
jason61c said:
sidekickdmr said:
Somewhere between 10 and 15k I'd say would be reasonable, under 10 would be great
I'm based in Devon
Whats the sq/m of the plaster work?
Our house is about 50 years newer but we had very similar issues. Our downstairs had very thick cement plaster over the walls and was creating damp issues. Fortunately it came off pretty easily however the decision was made to repoint the stone work internally before putting on a new top coat. This made a massive difference and seemed to help the walls dry out but was a lot of work.
Another big help is digging a trench around the whole house tight against the external wall, a couple of feet deep and a foot wide, then fill it with membrane and pea gravel. This prevents the moisture in the wet soil touching the house and being drawn up the walls.
Seek plenty of advice, crap builders who think they know what they are doing often don't have a clue and can really mess things up!!
Another big help is digging a trench around the whole house tight against the external wall, a couple of feet deep and a foot wide, then fill it with membrane and pea gravel. This prevents the moisture in the wet soil touching the house and being drawn up the walls.
Seek plenty of advice, crap builders who think they know what they are doing often don't have a clue and can really mess things up!!
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