Potential house renovation cost

[colin86]

Evening chaps

Been on the look out for new house and one has came up but it needs a full renovation and looking for help regarding how much roughly it would cost .

Needs rewire
New windows
Kitchen
Bathroom
On suite bathroom
All new skirtings / facing and doors
All plastered
New carpets and flooring

Basically everything house been owed by sane couple for over 40 years . House in question is a 4 bedroom detached.

Thanks

[sam.rog]

Depends on what level of finish you are after.

But general rule of thumb is whatever you think its going to cost. Double it and then add a bit more on top.

[CTO]

IME

The overspend is proportionate to how experienced you are with what is required, who you know and what you know.

The poster above who said double it and add some more, he either speaks from experience, or he knows our bank manager.

Spec/finish is key…

We were pleased with our initial quote for our renovation (not that that counted for anything in the end because well, see above). Then, when we got to windows we realised that our “builder” had quoted for UPVC white windows and doors.. in a house that was 200 odd years old..

So now we have aluminium windows in a colour sympathetic to the house….. and that is just one example amongst many many many examples..

Edited by CTO on Tuesday 4th August 19:24

[iguana]

The quality of the stuff for kitchen & bathroom would make a huge difference. It's mental but people have £100k kitchens alone.

Windows, my neighbour spent £30k similar house.

[colin86]

I know it’s a hard question to answer the house is in the west of Scotland. My hope was it could all be done for about 80-100 k .

[iguana]

£200k with the vat down south

[Steve H]

colin86 said:

Evening chaps

Been on the look out for new house and one has came up but it needs a full renovation and looking for help regarding how much roughly it would cost .

Needs rewire
New windows
Kitchen
Bathroom
On suite bathroom
All new skirtings / facing and doors
All plastered
New carpets and flooring

Basically everything house been owed by sane couple for over 40 years . House in question is a 4 bedroom detached.

Thanks

Depends hugely on how you would go about the renovations.

If you get someone in to quote per job then probably £15-20k each for rewire, windows, bathroom, ensuite, floors, plastering; £20k+ kitchen and £5-10k doors/skirts/bits. And then £20k+ for all the bits you thought would get done within the other quotes.

If you can manage guys on a sensible day rate and sort materials etc then possibly half that amount.

I would also note that you have allowed nothing for external works which can add up quickly .

[CTO]

colin86 said:

I know it s a hard question to answer the house is in the west of Scotland. My hope was it could all be done for about 80-100 k .

It can be done for whatever price you want to pay… Whether it is done well, on time, and to a spec that you can live with is directly linked to that price

Most people on here thus far seem to be saying it’s ambitious (based on the limited detail you’re able to provide).

A link to the advert would be helpful, or some pics if you’re cautious about directing people to the advert.

As well as the things you know about that need doing, you can also bet there will be a few surprises that won’t have been accounted for..

[Sheepshanks]

Would you do anything structural now or in the near-future? The kitchen is small for a 4/5 bed house, and with 4 doors doesn't have much room for worktop space.

You could do a kitchen / diner knock-through or even soak up the utility room space - but having a separate utility room is extremely desirable. Maybe you could add another one on the side, behind the garage.

[gotoPzero]

In 2016 I did similar, except the re-wire and windows. We had 3 bathrooms, 1 down stairs WC, kitchen, study, lounge, utility, 5 beds,

Fully stripped, skimmed and then new bathrooms, kitchen, utility, tiling, UFH, painted top to bottom, gardens front and back, garage tidy up / roller door, alarms, cctv and some fresh carpets throughout.

It was like new when done, we spent about 4 months doing the work.

Total spend was c.£75k.

Today I would expect it to be 2x that so closer to £150k.

We had decent quality kitchen, silestone, large gas hob, twin ovens, decent dishwasher, fully tiled with UFH, etc. That was c.£25k alone IIRC.

The bathrooms were middle of the road, decent toilets and sinks / showers. Cheapish tiles except our ensuite which was higher end.

The plaster, tiling, painting was all done by friends / friends of friends.

Electrics we used a company, same for bathrooms and kitchen.

Just as a word of warning, if you have never done anything like this before it can be very stressful. We had the plasterer walk off site one day as the tiler was getting in his way. We also had the kitchen company have a fall out with us because they made a mistake in their own drawings which they tried to say was our fault but the electrician then called them out.

We also had trades going on holidays mid job, painters wanted to start mega early, 6am and finish 2-3pm - whilst bathroom fitters would turn up at lunch time and work till 9pm. So long days. It felt like it took forever.

I did the rip out and had most of it done in one weekend with a couple of mates helping. I put in a stud wall and did some light plumbing.

HTH

[gotoPzero]

colin86 said:

I know it s a hard question to answer the house is in the west of Scotland. My hope was it could all be done for about 80-100 k .

Probably about yes as its generally 20-30% cheaper on labour up here IME.

Just be aware - we have found that individual trades can be quite hard to come by and you can be waiting a long time.

You might be better using a company to do it all. I dont know where you are but we are in Ayrshire and there are a couple of companies that offer full renovations.

[gangzoom]

colin86 said:

Evening chaps

Been on the look out for new house and one has came up but it needs a full renovation and looking for help regarding how much roughly it would cost .

Needs rewire
New windows
Kitchen
Bathroom
On suite bathroom
All new skirtings / facing and doors
All plastered
New carpets and flooring

Basically everything house been owed by sane couple for over 40 years . House in question is a 4 bedroom detached.

Sounds like you are essentially taking the house back to first fix and than redoing everything.

Looks like the house is roughly 140sqm? We spent £2500/sqm intotal for a full demolish/rebuild for 200sqm of our house, the cost after first fix was £1000/sqm meter but including a half decent kitchen from a local kitchen company and about 55sq meters of Aluminium framed glazing and front door. I recon if we had gone cheaper on the kitchen and glazing we would saved about £100/sqm.

We also did zero work our selves, if you are willing/have time to do painting/decorating you can easily save another decent chunk. Equally at the same time you can spend £100k just on glazing if you wanted the tiniest frames and triple glazing.

What ever you budget add in another 20% for the 'unknowns'. Doubling is actually about right from our initial uneducated guestimates before we got a builder around for quotes.

Edited by gangzoom on Wednesday 5th August 07:08

[colin86]

The kitchen is not the biggest so plan would be to knock through make it open plan kitchen c/m dining room and board up the living room .




https://www.rightmove.co.uk/properties/175037078#/...

[zbc]

colin86 said:

The kitchen is not the biggest so plan would be to knock through make it open plan kitchen c/m dining room and board up the living room .




https://www.rightmove.co.uk/properties/175037078#/...

And this is why the person who said whatever you were thinking of, double it, was absolutely right. This wasn't in the original list but is completely normal that things get "thought of" and then added. We had a shell of a building and needed everything doing. I'm doing some but I still think it will come out around 1.5k/m2. I would recommend doing two lists a MUST be done one, everything you need that is fundamental to being to live in it or that needs to be done before anything else, like rewire. And then have a WANT list that you can prioritise. If you have enough money to do the MUST list, start, and then see what's left to tick off items on the WANT list later.

[ARH]

Is that the house? If so why is it going to need rewiring and re plumbing etc its hardly old and knackered. Maybe a re-jigging of the layout and a few artex ceilings plastered, alongside kitchens and bathrooms. No way would I be ripping that back to first fix.

[K50 DEL]

I've just completed broadly the same thing on a decent size 2 bed semi in North Wiltshire,
Doing a lot of the work myself, though much of the structural was done by a pro.

It's taken 7 months from getting the keys to Mum moving in, but I was only working evenings, weekends and 11 days of annual leave over that period.

Total cost is sat at just over £39k at the moment, with a garage roof repair and a new single electric garage door yet to do, so likely £42.5 by the time I'm all done.

Initial project budget was £37.5 but I ended up doing a few things that weren't in the original scope, so I'm pretty happy with the overall.

Estate agent reckons we've added around £70k to the value of the house with the works done too, so that was nice!

[Huzzah]

Not worth trying to get too accurate or detailed at this stage.

If you say it's only worth buying the house if renovation is sub |£100k, then it's a very risky maybe, I'd be looking at elsewhere. If you say could stretch to £150k, then okay, do some sums and hope you can pocket some change. £200k fill yer boots.

[joshcowin]

I am builder I'd say there is £100k- £120k of work to get that to modern standards.

If you wanted to live in the house at the same time as the work is carried out add £10k.

[Herbs]

As others have said, it doesn't need all ripping back to first fix so plan what is actually needed, and what you really would like then work out costs.

I don't know the area but would the house rise in value by £150-£200k from a new kitchen and windows (rewire and replumbing won't add value) and being redecorated?

If not, and you have the money to do the works, it would also be worth looking at properties around the £500k mark that are already done.

[colin86]

Thanks for all the reply’s . The home report flagged up that it would need a re wire as for everything else it’s more to get it modern . The house does look better in the pictures than it did in person .