Best order/approach for list of home improvements

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Easel

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Hi,

I am looking for a bit of advice on what the best course of action is to get a number of jobs done to a recently purchased home. The initial idea was to live here for 1-2 years but it doesn't look like that will be possible. House is 60 years old and showing it's age. We are looking to get the following done.

Full rewire
New plumbing and heating
Knock down 1 non load baring wall and move another
New kitchen put in
New floors throughout the house
Under stairs toilet put in

We have budgeted for each of these so no issue there. What would be the best course of action at this point? What are peoples experiences with jobs like this, can you just engage with a builder and get them to do the lot or would that work out a lot more expensive?

Cheers

Easel
 
Just remember that when you go poking at an old house you never know what it might throw up. You might have a budget in mind but until you engage a builder you're not going to find out the cost. If you can, get a few quotes and try and get a recommendation from a friend or someone you know well who has used the builder. I said "if you can" when telling you to get a quote from builders, I said that because you'll find many builders won't be interested in the job, for lots of reasons, eg, too busy, awkward job, too much labour, etc. Another way to go is to employ a quantity surveyor to price and manage the whole thing for you.
 
plan out what you need to get done first, otherwise you will keep getting tradesmen in to do odd jobs here and there. Check for grants as well for insulation, to me that needs to be added to your list.
 
When I read your title, I thought budget might be a limiting factor and you were going to do jobs as and when money allowed. However, if you have funds to do all the work now, a single builder will likely be the best way to coordinate all the trades involved. There are inter-dependencies in a number of those jobs that if not managed correctly, might see some work having to be re-done or altered to complete the other jobs.

If you do go down the separate trades route, make sure you get a very good drawing done of how you want everything at the end so you don't run into issues like routing of wiring or plumbing hindering later jobs.

Make sure you appoint an engineer to sign-off on the structural changes.
 
Would also second the opinion of one builder to coordinate all. Have you checked the roof? Conventional thinking says start at the roof and work downwards when doing renovations!
 
Thanks for the advice so far. Met a builder today and this list of potential jobs needed/can be done has pretty much doubled.

@Peanuts20 your advice about insulation was spot on. Under floor and external insulation was recommended.

Leo said:
When I read your title, I thought budget might be a limiting factor and you were going to do jobs as and when money allowed. However, if you have funds to do all the work now, a single builder will likely be the best way to coordinate all the trades involved.
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There is a sizeable budget there but it will be eaten up pretty quickly if I do not plan ahead.

Once you start pulling at the thread it seems to make sense to try and get as much done as possible all together.

Very easy to see how people end up overspending dramatically on these projects
 
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Easel said:
We have budgeted for each of these so no issue there. What would be the best course of action at this point? What are peoples experiences with jobs like this, can you just engage with a builder and get them to do the lot or would that work out a lot more expensive?
Click to expand...

It's going to be a lot more expensive with a builder but managing each job separately may not be to your liking. It's very costly presently to get any work done, I was quoted 10K to rewire an old house recently so I'm waiting until things calm down again.

It would probably be best if you get a builder to move out if you can given how extensive the works are.
 
Bronte said:
It's going to be a lot more expensive with a builder but managing each job separately may not be to your liking. It's very costly presently to get any work done, I was quoted 10K to rewire an old house recently so I'm waiting until things calm down again.

It would probably be best if you get a builder to move out if you can given how extensive the works are.
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Ye with family setup it wouldn't be possible to live in the house with all the works going on so will have to factor in the expense of moving out for 2-3 months.

What kicked off this process was the need to rewire in advance of putting down new floors and painting. we got 2 quotes, one was for 11k + VAT and the other was 7.5k + VAT. House is 4 bed and 1,700 sq ft
 
Your architect will be able to answer all these questions as part of his role.
 
I wasn't planning in using an architect. I realise we are taking down a load baring wall but it is a very common job that has been done by a number of our neighbours. Would you think one is required?
 
Easel said:
I wasn't planning in using an architect. I realise we are taking down a load baring wall but it is a very common job that has been done by a number of our neighbours. Would you think one is required?
Click to expand...

Not necessarily an architect if you know exactly what you want, (though they can add considerable value in coming up with a better design & use of space), but do make sure you have an engineer signing-off on the work.
 
I agree with much of what Leo says, but even if you do know exactly what you want, an architect will point out any pitfalls.

Have you ever been in a house and wondered, “why is that window over there rather than over here?”, or “it would make much more sense if this door was just another couple of feet along this wall”, or “that damn light switch, what moron put it there?”
If you answered “yes”, or “oh yeah” to any of these questions and don’t want to live with it for as long as you’re in the house”, then pay the extra few grand and employ an architect.
 
I’ll further add, anyone I know or know of thats built or modified a house has never said “I regret having used an architect”.
Conversely, I’ve frequently heard, “I regret not using an architect”.
 
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Drakon said:
I agree with much of what Leo says, but even if you do know exactly what you want, an architect will point out any pitfalls.

Have you ever been in a house and wondered, “why is that window over there rather than over here?”, or “it would make much more sense if this door was just another couple of feet along this wall”, or “that damn light switch, what moron put it there?”
If you answered “yes”, or “oh yeah” to any of these questions and don’t want to live with it for as long as you’re in the house”, then pay the extra few grand and employ an architect.
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Ye I see your point but being honest I have never had any of those questions about a house. Only structural stuff will involve taking out a wall. All windows and doors to the garden are staying. A few grand for something I have seen done in other similar homes that I know works well done by a reputable builder and getting signer off by an engineer seems like overkill to me.
 
Easel said:
Hi,

I am looking for a bit of advice on what the best course of action is to get a number of jobs done to a recently purchased home. The initial idea was to live here for 1-2 years but it doesn't look like that will be possible. House is 60 years old and showing it's age. We are looking to get the following done.

Full rewire
New plumbing and heating
Knock down 1 non load baring wall and move another
New kitchen put in
New floors throughout the house
Under stairs toilet put in

We have budgeted for each of these so no issue there. What would be the best course of action at this point? What are peoples experiences with jobs like this, can you just engage with a builder and get them to do the lot or would that work out a lot more expensive?

Cheers

Easel
Click to expand...
Have a careful think before most of these jobs to decide what YOU want - rather than a simple replacement. (i.e. do you want..... REWIRE: extra sockets, tv points, network points, alarm, speakers etc.... KITCHEN - same layout?, type of fuel (gas,v electric), extraction, sinks, white goods etc.... PLUMBING - type fuel, zones, replacement pipework, pumps etc..) many builders will do a simple swap out like for like but for a modern home it might not fit your style of living. Plumbing and rewire should be viewed as a once off job as they are so substantial.
 
DublinD said:
Have a careful think before most of these jobs to decide what YOU want - rather than a simple replacement. (i.e. do you want..... REWIRE: extra sockets, tv points, network points, alarm, speakers etc.... KITCHEN - same layout?, type of fuel (gas,v electric), extraction, sinks, white goods etc.... PLUMBING - type fuel, zones, replacement pipework, pumps etc..) many builders will do a simple swap out like for like but for a modern home it might not fit your style of living. Plumbing and rewire should be viewed as a once off job as they are so substantial.
Click to expand...

Ye this is something we need to consider all right. We were drafting up somewhat of a requirements doc over the weekend and we didn't have any major additions to existing setup outside of additional power points in utility and kitchen island and same with plumbing.

We haven't lived in the house during a winter yet so unsure of what that will bring.

Original budget- €80k
Estimate for all works- €120k- (rough and only from 1 builder so far)

I am thinking that I might just put 10k into the house now and look at doing a major job in 3-5 years. Hopefully at that point we know exactly what we want and the trades won't be as busy.
 
Easel said:
Ye this is something we need to consider all right. We were drafting up somewhat of a requirements doc over the weekend and we didn't have any major additions to existing setup outside of additional power points in utility and kitchen island and same with plumbing.
Click to expand...

60 year old house might only have 1/2 sockets in a bedroom, living rooms., I've seen electricians quote a headline figure for rewires and it's like for like (or a very basic job). Starts to add up when a few extra sockets, lights and even smoke alarms get added in. Check your quotes from the few you asked already to see what it covered.

Plumbing can also add up if pipes that are hidden from view turn out to be old gun barrel or similar.

If you know a few bits in advance then hopefully you will be talking the same language.

Don't forget the decorating costs ;)

Or as people mentioned -get a QS or Architect - (or even get an Architectural Technician) just to consult on a once off basis for the re-configuring.

Enjoy it though and don't stress about it!
 
DublinD said:
Enjoy it though and don't stress about it!
Click to expand...

Ha, no chance of that.

Ye the rewiring quotes we got are fairly comprehensive and cover all Co2/fire alarms and additional sockets. One lad said labour costs would be €8k and it would only be him working for 10 days apparently- Basically saying his daily rate is €800, decent work if you can get it
 
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