House Renovations - Hints / Tips / Recommendations (1 Viewer)

[Great_Expectations]

Early stages, so hopefully not cursing it. In the process of completing on an old 1930's house that needs a significant renovation. I was looking for a project, but perhaps not as big as this one!

Anyway, we have a builder sorted and ideas for plans, but looking for hints/tips/recommendations to support keeping to our budget for the interior. For example, we are looking at ex-showroom kitchens (which are a lot cheaper than new ones) and keeping the existing doors but dipping them etc.

And, any general recommendations? Or ideas from people who have done this before?

We are also specifically looking for an architect, as while we have drawn up plans in collaboration with the builder, we need to formally put them together, and get the view of a professional who knows the regs etc, before submitting for planning permission - any recommendations would be great!

 

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[Marty]

I purchased a project and it was great fun and exciting yet massively challenging and stressful. I needed to do everything, you name it, it needed doing, replaced every joist in the house due to either woodworm or rot, the floor in one corner of the room had completely collapsed due to the rot. new water mains, central heating system, electrics, kitchen, bathroom etc.

You will find out quickly that everything you touch somehow leads to another job that you didn't expect to have. Everything turns out more expensive then you expect. I would say that you should fit everything how you want it first time, don't throw in a cheap bathroom or kitchen at the end just to get the project over the line, I put in a cheap kitchen just to get it finished and although it's perfectly usable, it's not exactly what I want and I'm currently in the process of designing a new one only 6 years later.

You can play off the company's against each other. get a quote from B&Q, go to Wickes ask them to beat it, go to magnet ask them to beat that, and just keep repeating until they can't get it down any more.

Builders will let you down. It's just how it is. If you aren't living in the property, then get plenty of keys made and give them out to the trades so they can let themselves in but keep on top of them and make sure they're getting the job done etc. Once you get towards the end of the job, a new set of locks will only set you back a few quid.

If you're like me and hate having leads everywhere then get plenty of sockets/aerial/network outlets put in.

I did really enjoy the renovation and now have a really nice home set up the way I pritty much want it, and it's something I would definitely do again.

 

[Kneeza]

What Marty says.
I did a 1919 bungalow about 10 years ago. It took a year all told, and needed everything doing - water, heating, plastering throughout, re-roofing on the extension and the covered terrace at the back, some floors lifting/relaying, rewiring. The whole front of it was sinking into the very wet clay too, caused by a historic and unresolved water leak in the main supply, so that all had to be underpinned and new steels installed over the windows. I thought that was going to screw us up completely, but we overcame, somehow...



You name it. There was lots of worm too, but thankfully little was too bad, and we only needed to spray it (smelly and costly enough!).
Sounds like you know what you're doing. Showroom kitchen is always a good idea, but be prepared to do a lot of rework. My dragon became known as the Amazon Queen for her uncanny ability at finding stuff cheaper on line than you'd sometimes think possible (shocked me a times, but it's a useful trait!).
We made 40k on selling it, but only because we'd basically stolen it. Peanuts, anyway. Plus, all the specialist stuff was done by friends/friends of friends.
Suffice to say, we won't be doing it again.

 

[shmmeee]

How do you guys fund all this?

 

[Marty]

How do you guys fund all this?

Either work your bollocks off and save the cash or use finance.

I worked 100+ hour weeks for months to help fund the deposit and renovation costs.

 

[shepardo01]

Sorry to send this slightly off track....
I have a question about tiling.

I have a 10m sq space that I'd like tiling in thr kitchen. Splashback type job.

I have the tiles

Been quoted £300 to do this including supply of grout/adhesive and trim....

Any good?

Any suggestions would be appreciated.

Cheers guys and gals.

 

[Brighton Sky Blue]

Early stages, so hopefully not cursing it. In the process of completing on an old 1930's house that needs a significant renovation. I was looking for a project, but perhaps not as big as this one!

Anyway, we have a builder sorted and ideas for plans, but looking for hints/tips/recommendations to support keeping to our budget for the interior. For example, we are looking at ex-showroom kitchens (which are a lot cheaper than new ones) and keeping the existing doors but dipping them etc.

And, any general recommendations? Or ideas from people who have done this before?

We are also specifically looking for an architect, as while we have drawn up plans in collaboration with the builder, we need to formally put them together, and get the view of a professional who knows the regs etc, before submitting for planning permission - any recommendations would be great!

A friend of the missus is a fully qualified architect, let me know if you would like an enquiry.

 

[Skybluemichael]

Sorry to send this slightly off track....
I have a question about tiling.

I have a 10m sq space that I'd like tiling in thr kitchen. Splashback type job.

I have the tiles

Been quoted £300 to do this including supply of grout/adhesive and trim....

Any good?

Any suggestions would be appreciated.

Cheers guys and gals.

Sounds a fair price, what size tiles

 

[shepardo01]

Sounds a fair price, what size tiles

Cheers, have done a bit of research and yes, seems so...
Tiles are "metro" 20x10 cm

Thanks for your help.

 

[Skybluemichael]

Cheers, have done a bit of research and yes, seems so...
Tiles are "metro" 20x10 cm

Thanks for your help.

Yeah smaller the tile the more expensive it is, and it’s a ball-ache cutting round sockets, you can’t get a good run at it

 

[Kneeza]

How do you guys fund all this?

I was lucky enough to have a decent payoff from the Jag, which I supplemented with some cash from pension pots which I took early. Like I say though, we basically stole it. It was a shithole when we got it, but absolutely beautiful when we sold it.

 

[Great_Expectations]

Thanks for the responses everyone.

I purchased a project and it was great fun and exciting yet massively challenging and stressful. I needed to do everything, you name it, it needed doing, replaced every joist in the house due to either woodworm or rot, the floor in one corner of the room had completely collapsed due to the rot. new water mains, central heating system, electrics, kitchen, bathroom etc.

You will find out quickly that everything you touch somehow leads to another job that you didn't expect to have. Everything turns out more expensive then you expect. I would say that you should fit everything how you want it first time, don't throw in a cheap bathroom or kitchen at the end just to get the project over the line, I put in a cheap kitchen just to get it finished and although it's perfectly usable, it's not exactly what I want and I'm currently in the process of designing a new one only 6 years later.

You can play off the company's against each other. get a quote from B&Q, go to Wickes ask them to beat it, go to magnet ask them to beat that, and just keep repeating until they can't get it down any more.

Builders will let you down. It's just how it is. If you aren't living in the property, then get plenty of keys made and give them out to the trades so they can let themselves in but keep on top of them and make sure they're getting the job done etc. Once you get towards the end of the job, a new set of locks will only set you back a few quid.

If you're like me and hate having leads everywhere then get plenty of sockets/aerial/network outlets put in.

I did really enjoy the renovation and now have a really nice home set up the way I pritty much want it, and it's something I would definitely do again.

I appreciate how key the Builder is in all of this, which is why we are very fortunate in that our Builder is a family member - and a reliable one, and importantly not one who we will fall out with! He is even more excited than us I think. Plus he has experience, one of his most recent jobs was the conversion and renovation of burnt down house. If it wasn't for him, I don't think we would even attempt to take it on to be honest.

We have also been fortunate in that the house is vacant and the vendors have allowed us round a few times to check various things, and we have already spotted a few of jobs we thought would be quick/small that on closer inspection won't be!

Good points re the kitchen and the sockets - I also dislike leads everyone and always seem to be short of sockets!

What Marty says.
I did a 1919 bungalow about 10 years ago. It took a year all told, and needed everything doing - water, heating, plastering throughout, re-roofing on the extension and the covered terrace at the back, some floors lifting/relaying, rewiring. The whole front of it was sinking into the very wet clay too, caused by a historic and unresolved water leak in the main supply, so that all had to be underpinned and new steels installed over the windows. I thought that was going to screw us up completely, but we overcame, somehow...

View attachment 18677View attachment 18678View attachment 18679

You name it. There was lots of worm too, but thankfully little was too bad, and we only needed to spray it (smelly and costly enough!).
Sounds like you know what you're doing. Showroom kitchen is always a good idea, but be prepared to do a lot of rework. My dragon became known as the Amazon Queen for her uncanny ability at finding stuff cheaper on line than you'd sometimes think possible (shocked me a times, but it's a useful trait!).
We made 40k on selling it, but only because we'd basically stolen it. Peanuts, anyway. Plus, all the specialist stuff was done by friends/friends of friends.
Suffice to say, we won't be doing it again.

My partner is also a proving herself a bargain hunter which is helpful, and as she is currently on maternity leave she has more time than usual to look for things too, which is good timing!

Our plan is to live in this one (once renovated) for a few years before selling, but we have checked the area and when we do sell we think we should make a profit.

We are fortunate in that we have friends/family to help with the specialist stuff too - mainly sourced via our Builder. So it'll still cost, but some of which at mates/family rates which will help a lot!

How do you guys fund all this?

Starting working as soon as I could, even through Uni etc so saved a lot, majority of which went into my first house which I sold a couple of years ago and made a profit on (prices rocketed in the area (still not 100% sure why) so decided it was a good time to sell). Before kids we also used to be good savers as a couple! Plus with Lockdown and WFH being more prominent going forward, we also feel we can live without two cars - we have barely used one for the last year - so selling a car too. Depending on budget, things like kitchen/bathroom, we will likely get on some sort of finance option. Finally, I will be dragging mates in to help with some of the simple stuff (clearing stuff out/decorating etc) and doing "work for work" with more specialised mates/acquaintances (i.e. I will do labouring / help others in place of paying day rates). And I am fortunate in that my Dad is retired and is incredibly practical, so there are some things we would buy, but he can build from reclaimed wood/metal etc.

 

[Kneeza]

Sounds like you've got it sussed.
Good luck with it all, and be sure to keep us in the loop with developments.

 

[Ian1779]

Sorry to sabotage this thread slightly, but I’m thinking the expertise is on here. We have just had a local search on our house we are selling come back and apparently a ‘section 30 agreement’ was revealed. We have no idea what this is (apparently it’s from October last year) and we’ve never been told about it.
If anyone has an idea would really appreciate it.

 

[Great_Expectations]

A friend of the missus is a fully qualified architect, let me know if you would like an enquiry.

If you could send their details over that would be great - thanks BSB.

 

[shmmeee]

Either work your bollocks off and save the cash or use finance.

I worked 100+ hour weeks for months to help fund the deposit and renovation costs.

Sadly I’m salaried and don’t have that option. Suspected it was a rich man’s game. Would take me decades to save that.

Sorry to sabotage this thread slightly, but I’m thinking the expertise is on here. We have just had a local search on our house we are selling come back and apparently a ‘section 30 agreement’ was revealed. We have no idea what this is (apparently it’s from October last year) and we’ve never been told about it.
If anyone has an idea would really appreciate it.

Section 30 is failure to comply with an improvement notice. Any idea what the improvement notice was? Annoyingly Coventry don’t seem to have building control DB available online to just search for it.

 

[shmmeee]

@Ian1779

Sorry being stupid. Improvement notice is from HSE not building control. Might be able to find it here:Public Register of Notice History - Prosecution history register

Has there ever been a commercial use on your site?

 

[Ian1779]

@Ian1779

Sorry being stupid. Improvement notice is from HSE not building control. Might be able to find it here:Public Register of Notice History - Prosecution history register

Has there ever been a commercial use on your site?

None at all - my wife had her own business as a recruitment consultant but that’s it.

 

[Grendel]

None at all - my wife had her own business as a recruitment consultant but that’s it.

I would guess probably before you owned it it was for a time sub letted and a repair order was raised on it

 

[Ian1779]

I would guess probably before you owned it it was for a time sub letted and a repair order was raised on it

It was a new build in 2005, and we bought in 2009 from first owner.
For context - estate agents had never heard of it, neither had solicitors assistant.

 

[Grendel]

It was a new build in 2005, and we bought in 2009 from first owner.
For context - estate agents had never heard of it, neither had solicitors assistant.

Lol typical - the solicitor should be able to find on a search - it’s their job. How very odd - the only time I’d ever think it would have applied would be on a property requiring improvement which the occupier refused to do.

 

[Ian1779]

Lol typical - the solicitor should be able to find on a search - it’s their job. How very odd - the only time I’d ever think it would have applied would be on a property requiring improvement which the occupier refused to do.

Thanks - unsurprisingly I’ve asked the actual solicitor to let us know and they promised to call back today.. and not. So now it’s not until Monday at the least before we get some detail.

 

[shmmeee]

Thanks - unsurprisingly I’ve asked the actual solicitor to let us know and they promised to call back today.. and not. So now it’s not until Monday at the least before we get some detail.

Have you got any other detail at all?

 

[Ian1779]

Have you got any other detail at all?

Literally none - just asked us for a copy of the agreement.

 

[wingy]

Sorry to sabotage this thread slightly, but I’m thinking the expertise is on here. We have just had a local search on our house we are selling come back and apparently a ‘section 30 agreement’ was revealed. We have no idea what this is (apparently it’s from October last year) and we’ve never been told about it.
If anyone has an idea would really appreciate it.

Do you have shared access or in a private cul De sac etc, wondering if it pertains to any maintenance of such?

 

[Marty]

Sadly I’m salaried and don’t have that option. Suspected it was a rich man’s game. Would take me decades to save that.

I wouldn't necessarily say it's a rich man's game, I'm not rich and we had no luxuries at all growing up, have you thought about a second job? even just stacking shelves in tesco's or in a warehouse picking orders. I did 4 jobs for about 10-12 weeks over Christmas period. I think you may have kids? so obviously working that much probably isn't an option, but there's plenty of jobs where it's just like a weekend mornings.

 

[Ian1779]

Do you have shared access or in a private cul De sac etc, wondering if it pertains to any maintenance of such?

Would this cover having to go on someone’s drive to access a back gate for example?

 

[shmmeee]

I wouldn't necessarily say it's a rich man's game, I'm not rich and we had no luxuries at all growing up, have you thought about a second job? even just stacking shelves in tesco's or in a warehouse picking orders. I did 4 jobs for about 10-12 weeks over Christmas period. I think you may have kids? so obviously working that much probably isn't an option, but there's plenty of jobs where it's just like a weekend mornings.

Don’t have the time mate. I’m a single Dad half the time and have a job that demands evening work.

I could work alternate weekends.

TBH I didn’t mean to post that comment, it was left in when I replied and it was a bit shitty so sorry for that.

 

[wingy]

Would this cover having to go on someone’s drive to access a back gate for example?

Possibly.
Or overhanging tree's maybe?
But yeah if there is a. shared access of some sort I'd imagine every house has some responsibility, maybe applies to drainage on your property too , those types of thing

 

[Adge]

It’s about buying and selling at the right time aswell.
I’ve been really lucky and have not got a mortgage but that is after 18-20 years graft and going up one rung of the property ladder at a time and moving/doing up, moving/doing up. In a nutshell 8 houses and moves during that period and lots of hard work.
Im fortunate as a tradesman but am always suspicious of someone who employs a “builder” in these projects. I would suggest that a builder (usually a bricklayer by trade) will turn his hand to most things (but may not get the same quality finish/results etc) but would then employ “tradesmen” as he needs them, ie something he can’t “turn his hand too” himself.
If you have a family friend (a builder you said that you know) who you can trust then I guess that is peace of mind for some people.
Personally, I would be organising “tradesmen” who are specific to that trade (ie plumbers/plasterers/electricians) myself, as the “builder” will be putting his bit on top aswell which if money is tight is obviously not ideal.
This is the last one I done from top to bottom. As an idea around £50,000 spent which was everything inc new water main, windows, electrics, kitchens, bathrooms, heating, re-roofing (reclaimed rosemary tiles) and gardens. We also built a double garage which you can see in the picture but planning stipulation meant that that had to be built out of reclaimed bricks to match (which I would have done anyway).

 

[Great_Expectations]

It’s about buying and selling at the right time aswell.
I’ve been really lucky and have not got a mortgage but that is after 18-20 years graft and going up one rung of the property ladder at a time and moving/doing up, moving/doing up. In a nutshell 8 houses and moves during that period and lots of hard work.
Im fortunate as a tradesman but am always suspicious of someone who employs a “builder” in these projects. I would suggest that a builder (usually a bricklayer by trade) will turn his hand to most things (but may not get the same quality finish/results etc) but would then employ “tradesmen” as he needs them, ie something he can’t “turn his hand too” himself.
If you have a family friend (a builder you said that you know) who you can trust then I guess that is peace of mind for some people.
Personally, I would be organising “tradesmen” who are specific to that trade (ie plumbers/plasterers/electricians) myself, as the “builder” will be putting his bit on top aswell which if money is tight is obviously not ideal.
This is the last one I done from top to bottom. As an idea around £50,000 spent which was everything inc new water main, windows, electrics, kitchens, bathrooms, heating, re-roofing (reclaimed rosemary tiles) and gardens. We also built a double garage which you can see in the picture but planning stipulation meant that that had to be built out of reclaimed bricks to match (which I would have done anyway).

Fair point, although perhaps that’s my fault and I’m doing him a disservice by calling him a builder. Our project is small compared to some of the jobs he usually contracts on, and he has a set group of specialists/tradesmen he usually uses (also all known to us). The company has won awards for some of their stuff recently, so I’m comfortable we’re ok on that front.

That’s a great renovation!

 

[Adge]

Fair point, although perhaps that’s my fault and I’m doing him a disservice by calling him a builder. Our project is small compared to some of the jobs he usually contracts on, and he has a set group of specialists/tradesmen he usually uses (also all known to us). The company has won awards for some of their stuff recently, so I’m comfortable we’re ok on that front.

That’s a great renovation!

Oh that’s good.
Yes it’s a nice house-a bit of advise though if you are going up the ladder etc. Stay clear of septic tanks as we recently found out with the above house! The rules regarding them have recently changed and every man and his dog has to be involved. If people are interested in it it’s here-

Septic tanks and sewage treatment plants: what you need to do

How to meet the general binding rules or apply for a permit if you have a septic tank or treatment plant - fees, application forms and exceptions

www.gov.uk

A real headache that the environmental agency/local council/district council and planners/building control all have to be involved in. I guess that is the compromise to be out in the sticks though with nobody to bother you and no drainage. It can lead to significant fines/penalties aswell if not done correctly.
Other things to consider (with the above house) were very little mobile phone signal, poor internet (fibre has just come into the area) and no gas, so it’s oil fired heating/hot water. No shops/pubs (which doesn’t bother me) or bus service.
So if you like your amenities etc, that can be an issue too.
Good luck with it!

 

[skyblueinBaku]

It’s about buying and selling at the right time aswell.
I’ve been really lucky and have not got a mortgage but that is after 18-20 years graft and going up one rung of the property ladder at a time and moving/doing up, moving/doing up. In a nutshell 8 houses and moves during that period and lots of hard work.
Im fortunate as a tradesman but am always suspicious of someone who employs a “builder” in these projects. I would suggest that a builder (usually a bricklayer by trade) will turn his hand to most things (but may not get the same quality finish/results etc) but would then employ “tradesmen” as he needs them, ie something he can’t “turn his hand too” himself.
If you have a family friend (a builder you said that you know) who you can trust then I guess that is peace of mind for some people.
Personally, I would be organising “tradesmen” who are specific to that trade (ie plumbers/plasterers/electricians) myself, as the “builder” will be putting his bit on top aswell which if money is tight is obviously not ideal.
This is the last one I done from top to bottom. As an idea around £50,000 spent which was everything inc new water main, windows, electrics, kitchens, bathrooms, heating, re-roofing (reclaimed rosemary tiles) and gardens. We also built a double garage which you can see in the picture but planning stipulation meant that that had to be built out of reclaimed bricks to match (which I would have done anyway).

That's a lovely looking place, Adge!

 

[Great_Expectations]

Any recent good experiences / recommendations for places to get flooring and bathrooms?

 

[Adge]

Bathrooms etc I always find Cov Plumbing on Swan Lane decent enough. Don’t bother with your cheap B and Q crap unless you are planning on selling etc.
Tiles I always find Al Murad on the Henley Rd good. When he gives you a price just laugh and they always come down in the end.