Estimates for work done on house

Mr Jack said:
Why are you interested in how much the work she did cost?
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Because it's up for sale at 225k, and she bought it in Oct 09 for 195k, so I'm trying to work out where that 30k increase is from, and I believe that's pretty much the only work she's had done on it.

I know the work she's had done on it doesn't add exactly to the value of the house, but it's good to know us much about the property as possible.
 
mpledge52 said:
New fuseboard and wiring to go with it
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We bought a 100+ year old house for our first house. The survey suggested that it could do with a re-write as it was all old stuff and the fuseboard still had fusewire in it !

We were fine however, lived in it for years with no probelms. Don't go spending thousands of pounds when you don't have to.
 
my kitchen was about £300 for the units(theres a chap in town who gets bankrupt stock ect) and about the same for fitting (including floor tiles) ,we also got new washer drier ,dish washer, fridge freezer and oven so it was maybe £1700 all in.
central heating was £1200 including 7 rads ,all fitted
 
I've just been quoted £5.5k for units (solid oak) and worktops (laminate) for a 5*3 kitchen. But it’s a kitchen diner so a fair amount of it wont be fitted with units. I’d imagine your will be a similar price. This doesn’t included any appliances.

Kitchen fitting is going to £3k inc electrics & gas but not including decorating.

New boiler is going to be £3k fitted.

Tiling ~£500 depending on tiles used.

Radiators are about £200 each fitted so £1k+ in total.

I'd say you’re looking at £12-15k with contingencies and if you're prepared to do a bit of your own project management. If you go to an established build firm and ask for a quote for everything expect to pay 30% more.
 
Can't speak for the heating, but make sure you find people that know people, this is how I got some good rates on my house.

Cost me just under £1000 for a new fuseboard, rewiring where needed, replacement of all sockets, switches and light fittings, 2 mains smoke alarms an outside light and an extractor fan. Oh and two cookers being installed as I changed my mind half way through and decided to do the kitchen. This is a 2 bed terrace by the way.

The kitchen including intergrated cooker and hob cost me about about £900, this included new units, new sink and taps, and new worktops. I fitted the units myself, installed the cooker (Bar the electrics) and plumbed in the sink + a bit of tiling. Having never done any DIY before it went prety well, the only thing I paid for was the fitting of the cooker for £65 and worktops which came to £200, so a big chunk of the budget right there.

Tiling again I had a quote of £120 to tile the kitchen and bathroom, which was about 12^2 meters, tiles costing me a fair bit mind so add another £200 or so there, if you find the right person you can get it done cheap!

I found the key to be having a go and seeing what you can do, installing a kitchen is much easier than you would think, as long as you can build a flat pack unit you are good to go! Heck installings the sink would have cost £100 from the plumber, so I did it myself.

Hope this helps,
Jcb33.
 
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Was with my mum, AGAIN, the other month to get a quote on a kitchen "in the sales" 11k.. I laughed.. 50% off and no VAT too. Dont go near B&Q (17 units, worktops, sink taps, lights fitted. no flooring.... no decorting)

Try Howdens (trade only if you know a bloke that can help you out.) or Wickes for Units.
 
MrLOL said:
We bought a 100+ year old house for our first house. The survey suggested that it could do with a re-write as it was all old stuff and the fuseboard still had fusewire in it !

We were fine however, lived in it for years with no probelms. Don't go spending thousands of pounds when you don't have to.
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Amazing advice, :rolleyes:


A CU change and cert you are looking at £250-£350.
 
ZG002 said:
Amazing advice, :rolleyes:


A CU change and cert you are looking at £250-£350.
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It is actually :confused:

I'm asking the OP to consider if the work actually *needs* doing. It doesnt *need* doing just because its old. Recommending people re wire a house just because its a bit old is a perfect excuse to make people money. Every survey of an older house will mention this regardless of its condition. We lived in that house years without any issue, just as the previous occupants to ourselves had done, and the occupants before them etc..

The house was over 100 years old, why all of a sudden is the wiring dangerous and in immediate need of replacement ?


If he's having to refit a kitchen and the entire heating system, the outlay of a re wire is further cost he could do without.
 
MrLOL said:
If he's having to refit a kitchen and the entire heating system, the outlay of a re wire is further cost he could do without.
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I'm not having to refit anything, the work has already been done by the previous occupant. I'm just trying to work out how much this would have cost her to do.
 
Having just had an extension built last year and a new kitchen in 2009. For a good quality with tradesman registered(NICEIC for sparky, gas safe for boiler+rads) then making sure the builders have their own liability insurance, their guarantee is backed by insurance for up to 10 years - even if they go out of business (and paying tax in all in all the right places) you are looking at about £25k job.

Could probably squeeze it in for £15k, but you run the risk of a cowboy job. You /really/ want people who can certify their work once complete to keep house resale up.
 
mpledge52 said:
Because it's up for sale at 225k, and she bought it in Oct 09 for 195k, so I'm trying to work out where that 30k increase is from, and I believe that's pretty much the only work she's had done on it.

I know the work she's had done on it doesn't add exactly to the value of the house, but it's good to know us much about the property as possible.
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Yeah, there's nothing meaningful to learn from how much she spent on it. It has no bearing on whether or not it's worth £225k. The only comparison you can make is to other houses on the market. Maybe she got lucky when she nabbed it for £195k, maybe she's taking you for a ride. The amount she's spent won't help you decide on that; the money she spent is gone. What's left is the house as it currently is. If that house is worth £225k then it's worth £225k, if it isn't, it isn't.

You're buying a house, not her work.
 
MrLOL said:
The house was over 100 years old, why all of a sudden is the wiring dangerous and in immediate need of replacement ?
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You simpleton, the house might be over 100 years old but the wiring wasn't was it? You had dodgy 40 year old wiring a best :)

The 40 year old wiring would be due for replacement as it wouldn't be up to spec to handle modern style cookers/fridgefreezers/big high rpm washing machines, 50" plasmas etc etc.
The days of crowding around the wireless on a sunday arvo are well over mate :)
 
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mpledge52 said:
Because it's up for sale at 225k, and she bought it in Oct 09 for 195k, so I'm trying to work out where that 30k increase is from, and I believe that's pretty much the only work she's had done on it.

I know the work she's had done on it doesn't add exactly to the value of the house, but it's good to know us much about the property as possible.
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its called inflation.

maybe she got a good deal for it and paid under asking price?

there could be many reasons why the £30K increase, including the work done.
 
Psycho Sonny said:
its called inflation.

maybe she got a good deal for it and paid under asking price?

there could be many reasons why the £30K increase, including the work done.
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The average house price in this area (outer South East) went up about 2% between when she bought it and now according to the calculators I've used.

I also know that identical properties (size wise, no idea about the finish inside) sold for the following:

- 205k in May 2010
- 220k in Feb 2010
- 195k in Oct 09 **house i'm looking at**
- 195k in Jul 09
- 186k in Nov 07
- 196k in Mar 07

The 220k house has a big conservatory and a quite a lot of work done on the exterior as well. I'd imagine they did a fair bit on the inside too, so believe that is why it sold for quite bit more.

So in my opinion, it looks to be priced fairly highly. But you're quite right, there may be several other reasons as to why it's listed at that price. I'm no estate agent and have no idea how to value a house, I'm just trying to find out as much as possible about the house.
 
jcb33 said:
Tiling again I had a quote of £120 to tile the kitchen and bathroom, which was about 12^2 meters, tiles costing me a fair bit mind so add another £200 or so there, if you find the right person you can get it done cheap!
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£10 a square metre fitting for a tiler?! I paid more than £120 just for adhesive+grout! (Ardex)

Recently completed renovated 2 bedroom flat (850sq ft approx). Prices I paid...

- Full rewire (inc Elecsa Part P etc etc) - £2,100 plus approx £500 materials (I used flat stainless steel fixings which cost a fair bit, also Cat6 all over, speaker wires chased in etc)
- Kitchen Parts £3,700 for units/worktop etc (oak units), £1,800 install
- Kitchen Appliances - £2,700 (I did get a Miele W/M, nice Panasonic fridge and good Bosch hob/oven :P)
- Kitchen tiling (floor tiles were 50 per sqm, limestone, wall ceramic, £10per sqm) £350
- Bathroom Parts £1500 (inc designer corner bath, shower with diverter, taps, pottery, towel rail, Kef ceiling speakers, 5 downlights with Mode transformers, underfloor heating with touchscreen control)
- Bathroom fitting (this includes knocking down a wall and installation of a 100mmx100 SHS beam) £2500
- Bathroom tiling 20 per sqm2, tiling of all walls and floor, £1000 labour (inc Ardex grout and adhesive)
- New boiler fitting (worcester bosch 24i), 7 new rads, new piping from water source throughout all flat, chasing in screed of all piping £4,000)
- Solid oak flooring, £55per sqm2, fitting was £1100
- Complete redecorate/plaster of all rooms - £2500
- 2 large skips at £200 each

+ loads more bits and pieces...

I probably paid well over £1k in regulatory/engineer fees (everything relevant was done under Gas Safe, Elecsa etc, plus building control)
 
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