Can anybody help me price these jobs?

Gumbyman2000

Hi all,

Starting a renovation project and just trying to get a handle on how much to budget for these jobs below. If anybody could give me a hand I'd really appreciate it.

House is 2 story 1910 farmhouse with lots of damp (not rising damp, just through walls). Ext walls are regular plaster. Floor space is about 1050sqft. Walls about 2ft thick.

1. External wall insulation (thinking of going with something like Greenspan). House is too small for drylining and the damp would cause problems with the dry lining if I tried to insulate that way. Any idea of cost per sqft (incl labour and everything)?

2. Pointing stonework - there is an external stonework cowshed that I want to convert. How much does it cost to point stonework any idea?

3. Double glazing 7 small windows (abour 2' X 4') and one large window (about 5' X 4'). Maybe fit new PVC front door too.

4. Rewiring the house (wiring is there with modern fittings but not sure how old or safe it is).

5. Plumbing. Heating system is central powered by back burner in living room fireplace (crap). May need to replace a lot of it and also get a proper stove to power the heating.

ANother thing is what should I do with the damn walls once they dry out from the ext insulation? Do I need to replaster or what?

All info and guestimates much appreciated! A bit lost here.

Thanks,
Gumby

Gumbyman2000

Hi, any ideas on the below? I'm just looking for ballpark figures. Any help appreciated. I hope to get quotes soon but would love to have an idea in my head of rough figures beforehand.

Thanks,
Gumby.

jonniebgood1

Hello- I can try and help with advice on some of your points rather than estimate prices-

1.
External insulation is a great solution to your problem, it does create some issues though that you need to think about such as Roof overhang- the soffit width must be wide enough to take the insulation thickness. Also the completed project will have a lengthy heat-up time as the walls will have to be heated as the insulation is outside them. This will allow the walls to keep the temperature at a constant when the house reaches its desired temperature. You should also check on availiable grants for external insulation.

2. Pointing stonework - cant help here.

3. I would allow approx 200 per window and 600 per door as very rough guides (Specifications on these can make prices vary alot)

4. You need advice on what is needed for electrics, this means somebody actually on site to tell you what is needed as it is a specialist area.

5.
Similarly this is a specialist area. In my experience plumbing can be very expensive part of renovation, a complete new plumbing and electric fit out in a renovation can cost up to 20% of full job.

ANother thing is what should I do with the damn walls once they dry out from the ext insulation? Do I need to replaster or what?
After the external insulation is sealed you will as you state need to allow the walls dry out for quite a while (depending on moisture content). The best solution if wall is taking a long time may be a lime plaster internal finish. The properties of lime allow the wall to 'breath' through the plaster, therefore continue to allow the drying out after finish. Of course this ends up more expensive and may involve more work than you envisage.

jwshooter

Gumbyman2000 wrote: »

Hi all,

Starting a renovation project and just trying to get a handle on how much to budget for these jobs below. If anybody could give me a hand I'd really appreciate it.

House is 2 story 1910 farmhouse with lots of damp (not rising damp, just through walls). Ext walls are regular plaster. Floor space is about 1050sqft. Walls about 2ft thick.

1. External wall insulation (thinking of going with something like Greenspan). House is too small for drylining and the damp would cause problems with the dry lining if I tried to insulate that way. Any idea of cost per sqft (incl labour and everything)?

2. Pointing stonework - there is an external stonework cowshed that I want to convert. How much does it cost to point stonework any idea?

3. Double glazing 7 small windows (abour 2' X 4') and one large window (about 5' X 4'). Maybe fit new PVC front door too.

4. Rewiring the house (wiring is there with modern fittings but not sure how old or safe it is).

5. Plumbing. Heating system is central powered by back burner in living room fireplace (crap). May need to replace a lot of it and also get a proper stove to power the heating.

ANother thing is what should I do with the damn walls once they dry out from the ext insulation? Do I need to replaster or what?

All info and guestimates much appreciated! A bit lost here.

Thanks,
Gumby

if some one starts telling u about lime mortor for pointing walk away from them .

its hard to say a sand blast might be the quickest way to clean out the joints .

jonniebgood1

jwshooter wrote: »

if some one starts telling u about lime mortor for pointing walk away from them .

its hard to say a sand blast might be the quickest way to clean out the joints .

Do you mean because of price? Or a problem with the quality?