newbie looking for renovation advice

piperh

We have put an offer in on a bungalow that we knew needed some work but the surveyor has come back with costings of over €80,000 and we're wondering if its realistic because it would mean we have to reconsider buying it. I'll give as much detail as i can and would really appreciate any advice or thoughts on it.

4bedroom bungalow, built originally 1900s extended in 1960ish and again in 1986. floorspace of around 1000sqft on 0.6 acres. Septic tank mains water(although we can't find where tap thing is on rd). BER rating e1.

Surveyors breakdown

roof = €10,500. It needs the mortar replacing on both gable ends and chimney needs rendering bit otherwise sound.
walls = €13,000. Damp proofing and replastering
door = €3,000. Plastic door recommends for security purposes replacing
septic tank+drains = €9,000.
external, rubbish removal fencing = €6,400
floors=€8000. Breaking up, damproofing and replacing concrete
doors=€4,000. replacing 9 internal doors
fixtures kitching ect = €5,000. replace existing kitchen
bathrom =€2,000. Install bath, move toilet and sink. reposition door
rewiring =€5,000. whole house.
plumbing/heating=€9,000. Renew radiators, replumb bathroom. renew existing pipes set directly into concrete floor.

Sorry for long post.

Poor Uncle Tom

This is a case where it is worth getting a set of survey plans drawn up, listing all the works required on them with a specification. Let this out to a minimum of three contractors and get prices back and compare.

It is likely the prices will be far more competitive when you have a set of scaled drawings and a good specification to price from.

Carlow52

My concern here is the damp proofing theme.

IMO such retro-work is never really effective so u could be just buying trouble.

2 extensions on a 1900's house is also potential trouble.

In addition your post is silent on any insulation spend.

what state are the windows in?

ps, if u price it all up and include finishes insulation etc etc it might be worth demolishing and starting again:)

many Local COCO are now allowing demolition to rebuild in view of the new standards.
I have done a few of these type of jobs and the demolition option has always worked out better.
Just an opinion:)

piperh

Carlow52 wrote: »

My concern here is the damp proofing theme.

IMO such retro-work is never really effective so u could be just buying trouble.

2 extensions on a 1900's house is also potential trouble.

In addition your post is silent on any insulation spend.

what state are the windows in?

ps, if u price it all up and include finishes insulation etc etc it might be worth demolishing and starting again:)

many Local COCO are now allowing demolition to rebuild in view of the new standards.
I have done a few of these type of jobs and the demolition option has always worked out better.
Just an opinion:)

Thanks thats certainly an option we hadn't really considered as we thought it would be more expensive.
The windows are fairly new upvc double glazed ones. I suppose we thought the insulation costs would come in with the wall price? We were worried ourselves about the damp issue and wondered how we'd fix it.

archtech

Carlow52 wrote: »

many Local COCO are now allowing demolition to rebuild in view of the new standards.
I have done a few of these type of jobs and the demolition option has always worked out better.
Just an opinion:)

They are mainly because they will get development contributions for the new dwelling.

paddy147

Poor Uncle Tom wrote: »

This is a case where it is worth getting a set of survey plans drawn up, listing all the works required on them with a specification. Let this out to a minimum of three contractors and get prices back and compare.

It is likely the prices will be far more competitive when you have a set of scaled drawings and a good specification to price from.

Or in my case over 15 contractors and building companies.

3 is too little.

ballykev

piperh wrote: »

We have put an offer in on a bungalow that we knew needed some work but the surveyor has come back with costings of over €80,000 and we're wondering if its realistic because it would mean we have to reconsider buying it. I'll give as much detail as i can and would really appreciate any advice or thoughts on it.

4bedroom bungalow, built originally 1900s extended in 1960ish and again in 1986. floorspace of around 1000sqft on 0.6 acres. Septic tank mains water(although we can't find where tap thing is on rd). BER rating e1.

Surveyors breakdown

roof = €10,500. It needs the mortar replacing on both gable ends and chimney needs rendering bit otherwise sound.
walls = €13,000. Damp proofing and replastering
door = €3,000. Plastic door recommends for security purposes replacing
septic tank+drains = €9,000.
external, rubbish removal fencing = €6,400
floors=€8000. Breaking up, damproofing and replacing concrete
doors=€4,000. replacing 9 internal doors
fixtures kitching ect = €5,000. replace existing kitchen
bathrom =€2,000. Install bath, move toilet and sink. reposition door
rewiring =€5,000. whole house.
plumbing/heating=€9,000. Renew radiators, replumb bathroom. renew existing pipes set directly into concrete floor.

Sorry for long post.

oof = €10,500. It needs the mortar replacing on both gable ends and chimney -> for this work seems unreal expensive
ireplacing 9 internal doors 4,000 also seems a tad expensive u can get 6 panel doors for 80 euro which is 720 another 25 for 9 frames 175, another 1000 would buy fixture and fittings for doors and hang them