Any seasond house renovators on here?

safrane

Member
Messages
12,534
The GF and I are considering a G2 listed house in need of renovation. Perfect size, great plot and room for a good sized oak garage etc

It does however need full modernisation and a new roof.

The quote for the roof and trusses etc is £30/35k, its Cotswold stone.

Windows need replacing, as does most of the wood work (second fix) from my viewing today, along with a new high end kitchen and bathroom...so a potential money pit. Lots of new plaster and conversion of a Garden room/conservatory into a large kitchen diner.

I have £150/200k put aside but will it be enough to fix it up? Thoughts from those who may have done the same or in the trade?

Plans as below.

20161119_150250.jpg
 

TridentTested

Member
Messages
1,813
In London interior fit-out works seem to be around the £100 per sq foot. That would be for new internal walls, all new M&E (plumbing and electrics), good quality flooring, mid-price bathrooms, mid-price kitchens including good appliances, fitted wardrobes, good quality doors and door furniture, skirtings architraves, decorations.

Deduct for Cotswolds' prices (hopefully) being less than London.

Add for roof and windows (I've no idea how to price heritage windows).

Add for upgrading the conservatory to a habitable room (higher insulation values).

Add for fees - you might need an architect or similar to deal with building regs and listed buildings consents. Of course once an architect gets involved you might find yourself considering other extensions and/or loft conversions!

Add for VAT

And your budget sounds just about in the right ball park.

Where it could go tits up is with whatever the listing officer forces you to use - you'd have to allow a good contingency for this unknown.
 

D Walker

Centenary Club
Messages
8,120
I think you may need to check - I am not sure if you need 2 doors between a food preparation area and a toilet,

All though there is plenty of room to move it if required,

How much can you do yourself, I think after your roof you should have plenty - you can build a house on that budget....
 

CatmanV2

Member
Messages
32,534
I think you may need to check - I am not sure if you need 2 doors between a food preparation area and a toilet,

All though there is plenty of room to move it if required,

How much can you do yourself, I think after your roof you should have plenty - you can build a house on that budget....
He seems to have two doors, unless the garden room is open plan with the toilet :)

C
 

Kettmark

Junior Member
Messages
54
Best to get some working drawings done then go out to tender to at least 3 reputable builders for written quotes. Whilst you are getting quotes, submit for listed building consent and get that in place before building works start.
If you need any help, let me know. I'm a self employed structural engineer who also does drawings.
 

Evo Cymru

Member
Messages
552
Not much experience with this sadly but my friend had a grade 2 listed building which he described as a fecking nightmare and he only had to do some work to the windows! Approach with relevant caution?
 

ChrisGT

New Member
Messages
16
I completely renovated a derelict 6000 sq ft G2 Georgian listed house between 2004 & 2008. Every LA conservation officer is different and requires different things. For instance we were not allowed to put up an oak garage block but built a brick/slate one in a position so as not to interfere with the view of the main house. Could not take down any garden walls until new ones had been agreed including design of railings. If it is a Georgian house the conservation officer will probably require you to either renovate the existing windows/doors or replace with the same style single glazed windows and doors (or may allow special 3-4-3 double glaze units). Is it lime plaster on the internal walls, if so it is at least a three coat process and will probably take 4 to 6 months to complete. The total cost to renovate was about £160 per sq ft 10 years ago and in Lincolnshire. Do not under estimate the time and cost of renovating G2 houses. Trust this is of some assistance.
 

davy83

Member
Messages
2,192
i renovated a B listed cottage back in 1988 and the fact it was listed, added a lot of time to the job because a lot of the things we wanted to do were not allowed, we wanted to put new roof tiles on the cottage and were told we had to use used tiles that were sympathetic to the age of the building (it was 300 years old) so we spent a long time finding a derelict cottage with the right tiles that we could buy. The planning permission on windows was a royal pain too and the rules for windows in listed areas can be illogical, and it took 4 attempts with architects drawings to get it approved, so be careful. i got reputable tradesmen to do all the critical work, stone, roof timbers, rot treatment (yes get it checked for woodworm, dry and wet rot as these can escalate the scale of the work) but did some of the simpler stuff myself, and it did not break the bank. I think your budget is ok i would urge caution on how fast you think you will get it done.
 

JDB

New Member
Messages
41
Surely your best bet would be to meet the conservation officer and to share your plans.
 

safrane

Member
Messages
12,534
With the exception of a garage we plan to keep the house as it is.

the windows are stone mullions so we hope to replace the wooden inserts with like for like but with modern glasing. The present ones are a real mix of cheap softwood replacement. Ours will be oak.
The garden room is a modern extension c1980s but is a cold and unwelcoming conservatory...intend to replace with oak orangerie to include the kitchen.
The rest of the rooms will remain as they are with renovations.

The garage is to be to the side of the house and not visual from the road or drive way giving uninterrupted views of the house.

externaly the two dreadful latter addition porches would have to go.

I intend to do most of the knocking off etc and some joinery including building the garage from kit with a builders help.

Its up at £695 our offer is on the table at £600 but another is bidding but requires planning permission to attach a two story extension where the garden room is....hopefully no bidding war.

If we are unsuccessful we will proably just put £800 into one thats ready to move into.

Thanks guys.
 

iainw

Member
Messages
3,224
With the exception of a garage we plan to keep the house as it is.

the windows are stone mullions so we hope to replace the wooden inserts with like for like but with modern glasing. The present ones are a real mix of cheap softwood replacement. Ours will be oak.
The garden room is a modern extension c1980s but is a cold and unwelcoming conservatory...intend to replace with oak orangerie to include the kitchen.
The rest of the rooms will remain as they are with renovations.

The garage is to be to the side of the house and not visual from the road or drive way giving uninterrupted views of the house.

externaly the two dreadful latter addition porches would have to go.

I intend to do most of the knocking off etc and some joinery including building the garage from kit with a builders help.

Its up at £695 our offer is on the table at £600 but another is bidding but requires planning permission to attach a two story extension where the garden room is....hopefully no bidding war.

If we are unsuccessful we will proably just put £800 into one thats ready to move into.

Thanks guys.
I was / am in a Similar situation. If I had my time again I would go down the second route.
Its been a tough 3 years - particularly on the family.
We all like a Project. The problem is getting the right people to execute it in a timely and accurate fashion. I have had no-one who has stayed the course and not let me down. Its the nature of tradesmen's work it seems. Get things done, shortcuts if necessary, variable respect for others property or previous work and on to the next.

Give me a group of over 50's who have done old school apprenticeships with pride in their work anyday.

Maybe I have been unlucky.
 

iainw

Member
Messages
3,224
With the exception of a garage we plan to keep the house as it is.

the windows are stone mullions so we hope to replace the wooden inserts with like for like but with modern glasing. The present ones are a real mix of cheap softwood replacement. Ours will be oak.
The garden room is a modern extension c1980s but is a cold and unwelcoming conservatory...intend to replace with oak orangerie to include the kitchen.
The rest of the rooms will remain as they are with renovations.

The garage is to be to the side of the house and not visual from the road or drive way giving uninterrupted views of the house.

externaly the two dreadful latter addition porches would have to go.

I intend to do most of the knocking off etc and some joinery including building the garage from kit with a builders help.

Its up at £695 our offer is on the table at £600 but another is bidding but requires planning permission to attach a two story extension where the garden room is....hopefully no bidding war.

If we are unsuccessful we will proably just put £800 into one thats ready to move into.

Thanks guys.

How about one at 700 ready to move into plus a Stradale Cabrio Centennial Edition :D