Estimating renovation costs before making an offer

Get a builder. Bring him in with you. But they tend to be very hard to get.

A builder will walk through the house and give you a quote. We had about 8 builders through various properties we were interested in before settling on one.

As an aside , we found a good rule of thumb is 1k per SQM to finish to a decent standard ( 12k kitchen , 5k bathroom , laminate flooring etc). This would not include structural work( roof etc ) or extensions. This is the cost we found to 'modernize' an older house to a comfortable modern standard. Heating, rewire, replumb, bathroom, kitchen, flooring, decoration, windows, house wrapped and attic insulation. Add more for fancy kitchen, walls coming down etc.

If it's a period home you would need to add more onto that.

We've recently renovated a house. Complete gutting of the old structure and new services laid, new windows, new insulation etc.
We bought the house estimating 1.5K /sqm but when we started the tendering that was blown out of the water.
Finally ended with near 3k / sqm but that included all fittings & decoration.

WHere is the house ? Can you do any work yourself? Many people would be far better off just buying a house you can move right into or requires minimal work...

Shellie wrote: »

Thanks for all the feedback and advice! The range of 1.5K - 3k/sqm in a 150sqm house is quite a big spread ��

We've looked at a few houses that we're interested in, mostly period properties near Dublin. We know we'll need a big budget for works, and we're not put off by that, it's just tricky to get an estimate factoring the specific needs of each house, to make sure we have a realistic sense of the total cost before bidding.

I contacted a few construction companies but didn't hear back (not too surprised), so don't know who I can get. Would a QS be helpful here? Or would offering to pay a builder for a few hours of a walkthrough be a better approach?

The problem is that any estimate is going to be just that, an estimate.

A QS is good for costing world that is clearly understood.

An architect should be good for deciding what is the work that can most advantageously be done.

You really need a bit of both.

What makes the problem harder is that even with the best architect and QS, there will always be uncertainty about a period property. No one really knows what lies underneath the finishings.

The other thing is that no one can predict the future direction of construction costs or the availability of labour. So even the best QS in the world can only tell you what the work would cost to do today, not in six months time.

Also bear in mind, that your project is unlikely to attract the best QS and best architect. It’s really hard to assess the quality of professionals or builders if you don’t have a lot of industry knowledge. If you talk to builders in dublin who have worked with famous names from the tellybox they will tell you that problems that arise (though these comments may well tell as much about the builder who made them as about the famous name).

Another issue is the degree of renovation. For example, there is the question of renewing the roof. Every roof needs to be renewed eventually, probably some time between the 100th and 200th year. The question is whether you want to do it now, or put it off for another decade or two or even longer. It’s really a personal decision as much as anything else. Similar issues arise to differing degrees in relation to most aspects of an old house (or as its called in the polite press ‘a period property’).

So assessing the project in itself ends up being very complex. You could potentially use all sorts of professionals to help you but the overall budget of the project probably means you need to find a builder (for small projects) or one professional (for larger projects) who can keep you on track.

I would strongly consider buying a house that is already in good shape (but perhaps needing a decorative refresh) to avoid these issues as much as possible. Grand Designs and Room to Improve are good TV programs but consider carefully whether you really need to enact an episode in your own life.

As idbatterim said. If yer oul boy was a retired builder with plenty of contacts n could do a good bit- fair enough.
Not knowing anyone, no offence - but you are going to be a lamb to the slaughter!
If yer loaded - no problem, plenty of money will solve not knowing anyone!

COLONELsANDERS wrote: »

Had no issues bringing builders or appointing a builder.

House 110sqm

House gutted and cleared Rewire/replumb& heating/flooring/bathroom/kitchen/ painting internally/ one structural wall opened between sitting and kitchen.
Outside; drains dug and replaced / deck / windows and front door. / House wrapped / attic insulated.

We didn't look at an number of houses due to people telling us it would cost 2 to 3 k per sqm to renovate. I'm not sure what people are spending their money on but it just didn't cost us that at all.

Was this in the greater Dublin area? If so you might PM me the builders name or share it here

enricoh wrote: »

As idbatterim said. If yer oul boy was a retired builder with plenty of contacts n could do a good bit- fair enough.
Not knowing anyone, no offence - but you are going to be a lamb to the slaughter!
If yer loaded - no problem, plenty of money will solve not knowing anyone!

its a period property aswell! Youre not doing up 100 square foot! If you want someone to project manage it all for you and are prepared to get done on price. Go for it. If you have a large amount of money you are prepared to land out, then its very doable...

Many people have absolutely no idea what they are getting themselves into cost and commitment wise! Thats not a reference to the op by the way. He or she might have a vision of doing the place up etc, but I would be seriously seeing if its in any way worthwhile! A lot of the houses my mates sent me recently, do-er upper v ready to move in, the big job bo-er uppers, made absolutely no sense!

Please could you pm me the name of your builder. Thanks

Xo

They like these big jobs. Can be much harder with small projects.

If you are thinking about buying an old house ,first you get a structural survey, this will state problems ,eg dry rot, or basic work ,repairs that needs to be done and it will give a rough estimate of the cost .http://www.macswarehouse.ie/ if you are prepared to buy recycled materials , pvc windows ,doors, tiles,building materials , some old house s have very little insulation in walls or attic , you can buy building materials on advert.ie or even get some things free.https://www.adverts.ie/results/door+and+window

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