Renovation - what's the best route

stan_boy2

I'm currently considering the purchase of a 3 bed semi detached house built in the 60's. I've had the house surveyed and the estimated cost of renovation is €125k. I've little to no knowledge of renovating a house. If I proceed with the purchase, what is the next best step given the work that's needed to be done I've listed below.How reliable is a surveyors report to go by generally?

Should I get an architect involved, do I need to?
Should I get a builder to do all the work?
Should I get in the different trades myself?



Estimated cost given by surveyor:
16,500 External insulation
8,500 Rewiring
5,000 House painted externally
4,500 Gas boiler, controls and replacement, moved to kitchen wall
4,000 New flooring throughout property
4,000 Incoming water pipe is lead
4,000 Internal painting
3,000 External timberwork fascia and soffits rotten
800 Woodworm infestation in attic

Total 47,300



No prices estimated for:
Garage rebuilding
Triple glazed windows to replace wooden single glaze
Insulation for suspended unsealed floor
Insulation between floors
Insulation in attic and sarking felt layer
Complete upgrading of central heating system
Kitchen requires complete upgrading, white goods, cabinets, tiles etc
Bathroom requires complete upgrading, sanitary ware, shower, tiles, fix leak causing water damage to ceiling below, dated pipework
Hot water insulated storage unit needs to be replaced
Heave and settlement in front wall

Calahonda52

no knowledge of renovating a house so no to Should I get in the different trades myself?
If EWI why extra for painting, can u not colour the finish?

Re
How reliable is a surveyors report to go by generally?
You have to distinguish between the survey report as an assessment of the property and the pricing estimates
Two different skills

If you are at 47 and full amount is 125 how was the balance made up?


Woodworm infestation in attic
Heave and settlement in front wall
would lead to me walking away unless its an absolute bargain.

JonathonS

stan_boy2 wrote: »

Should I get an architect involved, do I need to?
Should I get a builder to do all the work?
Should I get in the different trades myself?

I would get an architect or architectural technologist on board. They will probably save you their fee by helping you avoid mistakes.

stan_boy2 wrote: »

4,500 Gas boiler, controls and replacement, moved to kitchen wall
4,000 New flooring throughout property

Insulation for suspended unsealed floor
Complete upgrading of central heating system
Hot water insulated storage unit needs to be replaced

With those upgrades in prospect along with the insulation programme you should consider UFH.

Markcheese

I dunno your exact story but .. if you're insulating the external walls ( as was said above) get colour added to the finish..
5000 seems a hell of a lot to replace a lead pipe coming into the house especially since you're doing loads of work anyway... maybe I'm way out ..
If you're getting a rated windows and glazing and external insulation ... will you even need a big heating system could you fit a decent stove or wood pellet stove centrally and let that heat the house ... ??
Rot and wood worm could cost a fortune have a good contingency fund ..
Settlement/ heave could potentially be a nightmare ...