Restoring a Victorian Semi

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  • steellam 2 Feb 2013 19:32:13 1,045 posts
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    Anyone any experience in this ?

    I have bought an 1850s Victorian semi that looks in reasonable condition but needs a total refurb, any tips on handling builders and things to do or not do ?

    I have a 100k budget for the work with contingency and hoping for some change :D
  • Dirtbox 2 Feb 2013 19:33:49 77,474 posts
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  • Alastair 2 Feb 2013 19:35:34 15,456 posts
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    /waits patiently for Sarah Beeney...

    Not as nice as I used to be

  • Dirtbox 2 Feb 2013 19:36:29 77,474 posts
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  • Deleted user 2 February 2013 19:40:14
    Show a bit of ankle, that was considered saucy back then.
  • Dirtbox 2 Feb 2013 19:41:07 77,474 posts
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    My advice re builders is arrange to get a local builder in with the understanding that you just want an itemised quote, have them wander round and tell you what needs doing, then ring around a load of other builders for some more quotes with the air of a man who knows what he's talking about.

    Edited by Dirtbox at 19:41:53 02-02-2013

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  • steellam 2 Feb 2013 19:54:40 1,045 posts
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    Cheers DB, that is my current tactic, I do know a little bit about this sort of thing but this is miles out of my league.

    I now also have my own dungeon! (cellar)
  • Lukus 2 Feb 2013 19:58:19 18,999 posts
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    steellam wrote:
    Anyone any experience in this ?
    This might help.

    Paintings & Photographs

  • Dirtbox 2 Feb 2013 20:01:55 77,474 posts
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    ALso, you can haggle quite a long way with builders, if they say 25k for all the work, tell them your budget is 15 and you should be able to meet them half way. How big and how out of shape is this place that you think you need to throw 100k at it?

    Pics would be helpful. Plus I'm nosy.

    I had to put quite a lot of work into my place to turn it into the sophisticated pussy parlour it is now, so I might be able to eyeball a guestimate of sorts.

    Edited by Dirtbox at 20:04:14 02-02-2013

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  • thenastypasty 2 Feb 2013 20:06:37 5,180 posts
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    Is there any thing you don't know dirtbox? :rolleyes:
  • Dirtbox 2 Feb 2013 20:10:14 77,474 posts
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    I know fuck all about politics or economics aside from the paying the bills and buying food variety.

    Also a bit patchy on musicals.

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  • thenastypasty 2 Feb 2013 20:12:43 5,180 posts
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    Aren't we all.
  • steellam 2 Feb 2013 20:19:16 1,045 posts
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    I am reluctant to divulge the location as I have only had an offer accepted!

    Roof looks in decent shape but needs re-slating, walls need stripping back to brick and re plastering and 2 massive chimney stacks knocking out.

    Cellar is nice and dry so hopefully not to many damp problems but there is some movement in the brickwork over the bay windows, could be normal settling but if it need steel work going in there that would add to the cost greatly.

    Kitchen/bathrooms need sorting and putting an en-suite in a bedroom upstairs, needs a full re-wire and boiler/rads/plumbing system.

    Prob going to insulate inside the exterior wall to try to keep some heat in, no cavity in houses this age so they can cost a lot to heat.

    Hopefully 60k might do it but need to have extra in case it all goes tits up.
  • Kostabi 2 Feb 2013 20:20:27 4,877 posts
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    meme wrote:
    Show a bit of ankle, that was considered saucy back then.
    Heh, I saw the title and was about to make the exact same joke. Now I need to find some more coat tails to ride on.
  • steellam 2 Feb 2013 20:21:40 1,045 posts
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    Victoria Coren sometimes restores my semi.
  • thenastypasty 2 Feb 2013 20:23:05 5,180 posts
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    60k sounds reasonable but it all depends on the fittings and finish you want to achieve.
  • Sid-Nice 2 Feb 2013 20:37:22 15,852 posts
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    Lukus wrote:
    steellam wrote:
    Anyone any experience in this ?
    This might help.
    I'd have had more than a semi looking at that pic in Victorian times.

    NNID Sid-Nice

  • Deckard1 2 Feb 2013 20:40:00 27,197 posts
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    Check out the ankles on that

  • Alastair 2 Feb 2013 20:47:34 15,456 posts
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    Jeff Howell had a column in Sunday telegraph (might still do). He offered lots of advice around renovating old places. Consider employing an independent surveyor seemed to be a recurring theme. Perhaps he is one!

    Not as nice as I used to be

  • jonsaan 2 Feb 2013 20:53:05 25,326 posts
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    Install yourself as 'Site Manager' and spend three months telling skilled builders how to do their job. In the years that follow you can tell people about all the work that YOU did to the place and how you restored it from a complete wreck.;)

    FCUTA!

  • Carlo 2 Feb 2013 20:54:25 17,948 posts
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    I've got a 1902 house that was gutted basically back to brick but had a good roof, floors and stairs.

    I was also very fortunate to have friends all in the industry, so they either did it for me (paid them!) or they found someone who could.

    I wouldn't have been able to do it without them as I have no building aptitude. If you don't either I suggest getting a new build or a house a builder has done up.

    Pay the extra.

    PSN ID: Djini

  • mrpon 2 Feb 2013 20:57:14 28,463 posts
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    Have a dig around in the hallway, you might uncover something like this. Also check around the fireplaces as well, I had something similar as well.

    Give yourself 5 or gig, you're worth it.

  • Dirtbox 2 Feb 2013 20:59:32 77,474 posts
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    Guesstimates all:

    Plumbing 6k
    Roof 3k
    Cavity insulation is about 200 with British Gas.
    Ensuite should be well under a grand to get fitted and however much you want to spend on the fittings.. 1500 total?
    The kitchen depends on what you want to do with it, and could be anything from 1 to 15k.
    Plastering costs about 300 a room, tops.

    You're planning on ripping out the fire places? That's a real shame, I think you should renovate them instead. I've no idea how much it would cost to remove them but I'm sure google knows. The problem with it is they might need additional supports or something to stop the house falling down.

    All in all I reckon it'll be under 30k, even in the worst case scenario.

    Edited by Dirtbox at 21:02:43 02-02-2013

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  • steellam 2 Feb 2013 21:06:07 1,045 posts
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    The mosaic is intact under the carpet in the hall so getting that cleaned up, the fireplaces have all ready been replaced by gas fires but defo going to take a look for anything behind them that is original.

    It has the original carved wooden staircase and loads of plaster work, all of it is going to be saved and restored - would be a crime to skip anything like that imo.

    Cheers for the figures DB, got myself a bargain if I can keep it in that area!
  • Dirtbox 2 Feb 2013 21:08:20 77,474 posts
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    Oh yeah, I don't know anything about sports either.

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  • Dirtbox 2 Feb 2013 21:08:50 77,474 posts
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    Or books really. Books are for loosers.

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  • skuzzbag 2 Feb 2013 21:16:03 5,636 posts
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    I recently renovated a small bedroomm sized iron fireplace. You need a couple of drill attachments (about 10) the heavy duty wire ones and a heat gun (about 25). Took me about two weekends to remove the heavy layers of paint - some was a bit oily and probably contained lead so it you do this wear a breather.
  • thenastypasty 2 Feb 2013 21:16:34 5,180 posts
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    jonsaan wrote:
    Install yourself as 'Site Manager' and spend three months telling skilled builders how to do their job. In the years that follow you can tell people about all the work that YOU did to the place and how you restored it from a complete wreck.;)
    I have to deal with cunts like this all the time!
  • pinebear 2 Feb 2013 21:22:46 8,565 posts
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    Dirtbox wrote:
    Or books really. Books are for loosers.
    Well played.

  • thenastypasty 2 Feb 2013 21:23:17 5,180 posts
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    Dirtbox wrote:
    Guesstimates all:

    Plumbing 6k
    Roof 3k
    Cavity insulation is about 200 with British Gas.
    Ensuite should be well under a grand to get fitted and however much you want to spend on the fittings.. 1500 total?
    The kitchen depends on what you want to do with it, and could be anything from 1 to 15k.
    Plastering costs about 300 a room, tops.

    You're planning on ripping out the fire places? That's a real shame, I think you should renovate them instead. I've no idea how much it would cost to remove them but I'm sure google knows. The problem with it is they might need additional supports or something to stop the house falling down.

    All in all I reckon it'll be under 30k, even in the worst case scenario.
    You're probably somewhere near with the price for the plumbing for domestic hot/cold, heating and kitchen but the rest of it you are miles off.
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