[Closed] Cost of House Renovation. Lancaster.

How much can you do yourself? I finished a refurbishment recently (although without the foul decor yours suffers...) and reckon that labour must be 75% of the total bill for such a project. I've done almost everything myself and have saved a packet.

I could do the kitchen and bathroom at a pinch, plastering, sparks windows and CH way beyond me though.

The real issue is having nowhere to live as my work proceeds at glacial pace.

APF

I recon I've maybe 25-30k before I reach a ceiling for the area.

Having lived through a build/house works I'd seriously consider finding a short term rental for c2 months whilst you get the rewiring, ch, plastering etc done. Well worth the rent you'll pay!

Re wire 2.5
New board and skim 2.5k no incl basement
Gch and works 3k
Windows/doors 3.5k depending on spec
Bathroom 1.5k something half decent
Kitchen 4k ikea variety.
I make that 17k with no decoration
Oh and you're taking it back to brick and providing skips

Wow! Thanks Wrighty,

so, anybody know a good general contractor in Lancaster?

APF

Unless something ties you over there that's almost the same as a decent place in the peninsulas, then you really are in the Lakes..

It does, Mrs PF will be starting at the Uni this year.

It's a nice city mind,

APF

Nowt wrong with that area but 180k would see you into a nicer area in Lancaster, or a bigger 3 bed semi with a decent garden and possibly garage in a similar area. Obviously not completely done up.

Try to stay south or east of town if you plan on committing by car to uni or south, although when the link road eventually opens they say traffic will ease but who knows.

If you cycle commute then take full advantage of the relative lower prices up beyond the train station (also useful for train to Manchester & Airport 1hr / London 2.5hrs / Scotland 2.5hrs).

Thanks wzzzz, but looked at all the houses going at that price this week, and this was the closest.
Believe me, the last thing I want to do is start with a construction project, even if it is a relatively simple re-furb.
Plus, it really is huge.
Going to try and get some contractors to quote, and see if that's a goer.

APF

Just bear in mind. There's no contingency in those guesstimates and also it would require everything being ready for each trade with no pissing about. I didn't really look at the size eitber so the plastering will be more if the room sizes are huge. I'd also say if you head in to the realms of vat and above board on everything it will also increase. So as for the Gch, I'd ask for a "new boiler" all above board as it needs registering etc and the rest cash, re wire would be fit new consumer unit again to regs and above board with the rest cash if you catch my drift.

Thanks W-S, top tips.
I was just after a ball-park figure. I'll try to get some general builders to quote and we'll see where we are.
Happier to get a lead contractor rather than PM it myself, I don't need that stress as well!
APF

So as for the Gch, I'd ask for a "new boiler" all above board as it needs registering etc and the rest cash, re wire would be fit new consumer unit again to regs and above board with the rest cash if you catch my drift.

Whilst the Black Economy will always exist, it shouldn't be encouraged. The vast majority of us pay 100% of our taxes so I've no time for those who look to commit fraud and sponge unduly off the rest of us.

Whatever you think it will cost - double it. With the basement and garden to do, I'd say at least £50k, up to £80/100 if you get carried away.

Whilst the Black Economy will always exist, it shouldn't be encouraged. The vast majority of us pay 100% of our taxes so I've no time for those who look to commit fraud and sponge unduly off the rest of us.

And that's why you'll always pay more. Not every builder is a crook! A little bit of cash nown again is hardly bank robbery and perhaps it goes some way to easing the pain of being self employed, getting no payed holiday, no guaranteed work and the constant risk of not actually getting paid.
Crack on if you like from the moral high ground of paye towers but it's always worth asking!

Pay more because some builders are honest and pay their taxes? I see that as a good thing, yes it costs me more as a home owner but it's a price worth paying for a fair society.

I'm guessing you're self employed because you see the positives in being so (higher pay, more control/flexibility etc) hence you accept the downsides. Let's be clear here, anyone taking cash so as to not declare the income when they should is committing fraud. They are sponging off the rest of us who pay our taxes. If we all choose not to pay the full amount then we'd have higher taxes or less nurses, teachers, police etc. Not moral high ground, just fact. If you are party to such an arrangement then you are complicit in it.

Better to accept it's wrong and you're happy to not pay your share whilst others do than to defend it.

It's in a very good position; on the Uni side of Lancaster and would make a cracking student let in the future should you move on. With that in mind, I'd be looking at a basic standard of renovation, something that can be touched up and repaired should the need arise.

Miss crikey spent 3 years there, one in halls, two in grubby houses in the city, it's a nice enough place.

We did something similar (in Lancaster) and we definitely came in under £20k, without the windows though. It was over in Bowerham, which is also a good student area. If you need some good local tradesmen then just ask.

Your budgeting £20-30k I would say is good.

Worth having a prod with a [url= https://www.amazon.co.uk/Detector-Moisture-Plaster-Caravan-Battery/dp/B004LXXUC2/ref=pd_sim_sbs_60_3?ie=UTF8&dpID=419J8lfRdiL&dpSrc=sims&preST=_AC_UL160_SR160%2C160_&psc=1&refRID=QKFJ1V5VDEW819WKGA87 ]damp meter[/url] for any old house around the ground line, and also in the basement. If there is damp coming though the walls in the basement then tanking those walls will add cost.

Budget for a good boiler if existing one is old.

Look under the carpets, if you are lucky you'll have nice wide boards under there that can be spruced up. Otherwise you need to budget for new flooring.

While you have workers in see if loft insulation needs topping up - DIY and inhaling loft fibres doesn't do any good for performance cycling up hills.

You're going to LOVE taking down all those polystyrene tiles!

as above the windows will be the budget killer.

Nice house i know the road too. Sorry I don't know the refurbishment costs but a friend completely refurbed a 2 bed mid terrace on a neighbouring road from new roof to damp proof and doing it himself poor chap spent c 35k.

As said above good rental demand in that area due to uni and hospital.

Watch the parking though it is unmetered so some of those roads get commuters parking all day.

If you got it for 150 plus say 35k refurb it will stand you at 185k, you may get able to get a bigger semi with garage and osp in bowerham, say Gloucester Rd. They go pretty quickly at c 175k, or they did last year as I know someone who sold one. It had a big back garden too which you don't get in the victorian terraces.

Sorry can't help with contacts but any decent trade there is busy, they only seem to work for people they know.

Thanks all, great stuff.
Meeting a contractor on Tuesday, we'll see what his finger in the air number is.
Reggie, I may get back to you with that, thanks.
APF