[isleaiw1]

When in need of random information, always look to Off Topic for an answer...

Tenants are leaving my rented property so time to spend some money to get it ready for next steps - which will probably be renting again but might involve a sale if the right offer comes along...

House is a 5 bed (or 4 and a study, all upstairs) in a reasonable part of town. Family bathroom hasnt been touched in 20 years so plan to rip it out and start again.... Remove all fittings including corner bath, bit or rearranging so can get a separate shower cubicle in there (that doesnt exist now), free standing bath, sink on vanity unit, new rad, tile floor (not tiled currently) and tile walls as needed, probably need lights changing due to regs around position (they are spot lights currently) etc etc

How much should I be looking at? Yes I know, depends on the quality so... not cheap tat, its a nice house, not designer stuff and real top end as it will probably be rented out again, but something worthy of the property without being OTT.

I'll be doing none of the work myself as its 130 miles away and I am busy...oh, and useless at all DIY....

oh, if it matters its an empty house so no need to make good at night etc

Thanks!

[Ennoch]

I'm no help at all with costs unfortunately (although I am a bit more up on kitchen stuff). What I wills say though is that be prepared for long waits for the trades if my kitchen experience is anything to go by. The first plumber I could get I had booked in 5 weeks in advance and he's one of my neighbours, most were quoting 2 months out! Electricians were worse as you couldn't even get them out to discuss things with so I ended up using the plumber's mate who has been doing bits and pieces for me in amongst other jobs. That's actually worked out quite well for me given the pace I've been going at with installing everything else myself, but probably ideal if you're just wanting to get it done.

[isleaiw1]

Originally Posted by Ennoch

I'm no help at all with costs unfortunately (although I am a bit more up on kitchen stuff). What I wills say though is that be prepared for long waits for the trades if my kitchen experience is anything to go by. The first plumber I could get I had booked in 5 weeks in advance and he's one of my neighbours, most were quoting 2 months out! Electricians were worse as you couldn't even get them out to discuss things with so I ended up using the plumber's mate who has been doing bits and pieces for me in amongst other jobs. That's actually worked out quite well for me given the pace I've been going at with installing everything else myself, but probably ideal if you're just wanting to get it done.

That is the bit that bothers me, time is money and all that when the house is stood empty so it wont just be the cheapest that gets the gig. I'm hoping not many people want their house pulling to pieces around xmas and so I can get them in on a week when no one else wants them....

[Sennen]

I wouldnt bother if you are renting out as the cost will not be recouped from any, if any, increase in rent.

You will struggle to get it done in a timely manner at present as others have said which will mean lost rent.

What i do in these circumstances is put it on the rental market and also bung it up for sale at top end, if someone wants it they are not going to be too fussed about a refurbed bathroom. Your taste is unlikely to match any perspective purchasers anyway.

[AlanQS]

If you go to a kitchen/bathroom specialist you can overcome the co-ordination problem as they do that work and I would have thought you could get it for circa £8k assuming the room isn't gigantic.

£1,500 for wall and floor tiling, £300 for stripping out, £300 or £400 for the electrics and cost of the bathroom goods dependent upon the quality, etc. Should take no more than a week.

I know, that someone with a trade and similar mates could no doubt do it all for buttons but a decently well done one makes a big impression and a huge uplift in perceived quality of the house whether you are renting or selling.

[isleaiw1]

Originally Posted by Sennen

I wouldnt bother if you are renting out as the cost will not be recouped from any, if any, increase in rent.

You will struggle to get it done in a timely manner at present as others have said which will mean lost rent.

What i do in these circumstances is put it on the rental market and also bung it up for sale at top end, if someone wants it they are not going to be too fussed about a refurbed bathroom. Your taste is unlikely to match any perspective purchasers anyway.

I expect zero uplift in rent but potentially more takers. And it will help ultimate sale (its the last room to have something done since it was new)..

Plus do it now and rent it, get tax relief.... the thought of tax man paying for nearly half of it makes it feel better!

[isleaiw1]

Originally Posted by AlanQS

If you go to a kitchen/bathroom specialist you can overcome the co-ordination problem as they do that work and I would have thought you could get it for circa £8k assuming the room isn't gigantic.

£1,500 for wall and floor tiling, £300 for stripping out, £300 or £400 for the electrics and cost of the bathroom goods dependent upon the quality, etc. Should take no more than a week.

I know, that someone with a trade and similar mates could no doubt do it all for buttons but a decently well done one makes a big impression and a huge uplift in perceived quality of the house whether you are renting or selling.

Thanks - the last bit exactly the point, marketability more than money.

£8k sounds a fair price.... room is about 8' by 8' from memory!

[Sennen]

Originally Posted by isleaiw1

Thanks - the last bit exactly the point, marketability more than money.

£8k sounds a fair price.... room is about 8' by 8' from memory!

If you are serious about a sale then pull it off the market and do the whole place out, a decent bathroom is not going to be much use if the rest of the house is 'tired'.

As Alan says £8k is on the money if you want it done quickly. I dont know where the property is or what it is worth, but £8k replacing a functional bathroom on a rental would be a 'no no' for me.

From a rental perspective i have found 70s bathrooms to be far more 'hardy' than some of the new modern flash crap from the likes of Victoria Pjumb and for me that is a big factor when renting.

[isleaiw1]

Originally Posted by Sennen

If you are serious about a sale then pull it off the market and do the whole place out, a decent bathroom is not going to be much use if the rest of the house is 'tired'.

As Alan says £8k is on the money if you want it done quickly. I dont know where the property is or what it is worth, but £8k replacing a functional bathroom on a rental would be a 'no no' for me.

From a rental perspective i have found 70s bathrooms to be far more 'hardy' than some of the new modern flash crap from the likes of Victoria Pjumb and for me that is a big factor when renting.

Rest is decent, will be replacing a carpet or two at same time and getting decorator in for a spruce up.

Its worth £450k maybe £475k.... and rents for c£1500 a month currently.

[Sennen]

Originally Posted by isleaiw1

Rest is decent, will be replacing a carpet or two at same time and getting decorator in for a spruce up.

Its worth £450k maybe £475k.... and rents for c£1500 a month currently.

If the rest of the house is up to scratch then as you say a full decorate and carpet replacement and the new bathroom is the way to go.

Be quick though we are going to see a massive downturn in property prices next year.................. you heard it here first

[isleaiw1]

Originally Posted by Sennen

If the rest of the house is up to scratch then as you say a full decorate and carpet replacement and the new bathroom is the way to go.

Be quick though we are going to see a massive downturn in property prices next year.................. you heard it here first

I know that but missed the market now for the stamp duty reduction so its a longer term play.... fully expecting a price fall next year although vaccine news may help with that a little.

[Goneinsixtyseconds]

Originally Posted by isleaiw1

Thanks - the last bit exactly the point, marketability more than money.

£8k sounds a fair price.... room is about 8' by 8' from memory!

Our bathroom is similar size and only about a mile away from where your house is.

I have a good friend that I used to go to school with who is a plumber and bathroom fitter.

For a very similar job I ended up getting it all done for less than £5k last year, around £4.5k from memory. That was new shower, tray and cubicle, bath, sink, toilet, tiled floor, towel radiator, new lighting, full tiling around shower, half tiled around bath and sink and one wall not tiled.

I’d had quotes from local companies ranging from £7k to an astonishing £16k.

As he’s local, I could ask him if he’s interested and you could arrange to meet him next time you’re up and can get in the house.

I trusted him to start without even a quote. He said if I quote it’ll be higher as I’m taking the risk. I let him get on with it. When he was done I was pleasantly surprised with the cost. Not saying you should do the same, but he’s very good and reasonable. He’ll sort any other trades required, electricians, joiners etc.

He’s been busy last few months, he owns the local swim school at Old Whittington and just totally replaced the pool and surround, but he said he might have some availability coming up when I asked him about a job.

He also fitted my boiler, and is my emergency call out if any problems, and is always responsive.

[Goneinsixtyseconds]

Originally Posted by isleaiw1

I know that but missed the market now for the stamp duty reduction so its a longer term play.... fully expecting a price fall next year although vaccine news may help with that a little.

Not sure you have, if you got it on now it’d more than likely go. Average time to sell in Chesterfield is about 2 weeks at the moment. Ours been on 5 days, I’ll be testing that estate agent stat hopefully!

Is it in Brookfield catchment, did you say it was at Brampton/Ashgate?

[isleaiw1]

Originally Posted by Goneinsixtyseconds

Our bathroom is similar size and only about a mile away from where you live.

I have a good friend that I used to go to school with who is a plumber and bathroom fitter.

For a very similar job I ended up getting it all done for less than £5k last year, around £4.5k from memory. That was new shower, tray and cubicle, bath, sink, toilet, tiled floor, towel radiator, new lighting, full tiling around shower, half tiled around bath and sink and one wall not tiled.

I’d had quotes from local companies ranging from £7k to an astonishing £16k.

As he’s local, I could ask him if he’s interested and you could arrange to meet him next time you’re up and can get in the house.

I trusted him to start without even a quote. He said if I quote it’ll be higher as I’m taking the risk. I let him get on with it. When he was done I was pleasantly surprised with the cost. Not saying you should do the same, but he’s very good and reasonable. He’ll sort any other trades required, electricians, joiners etc.

He’s been busy last few months, he owns to local swim school at Old Whittington and just totally replaced the pool and surround, but he said he might have some availability coming up when I asked him about a job.

He also fitted my boiler, and is my emergency call out if any problems, and is always responsive.

Thanks Alex, that would be good if you could, I'm up from 3rd Dec for a few days so if he can get down then it would be good (Friday 4th would be perfect) - I am also happy to work without a quote but with a cap if that works for him!

My kids went to that swim school for a while a long long time ago!

[Sennen]

Goneinsixtyseconds talks a lot of sense there, for a change

I would bung it on the market now 'sans any work' as it sounds like properties are turning over very quickly in that area and a new bathroom is not going to be a massive sticking point if you want to avoid the SD as a prospective buyer. You also have circa 8k built in as a discount offering if needed.

As always in these situations get a perspective from a decent Estate Agent.

[Sennen]

Getting on the market now will also enable the purchaser to possibly get in before XMAS if they are lucky which is always a bonus for many.

Leave it much longer and the market will drop off and i fear we will then early next year fall into a very depressed market.

[isleaiw1]

Originally Posted by Goneinsixtyseconds

Not sure you have, if you got it on now it’d more than likely go. Average time to sell in Chesterfield is about 2 weeks at the moment. Ours been on 5 days, I’ll be testing that estate agent stat hopefully!

Is it in Brookfield catchment, did you say it was at Brampton/Ashgate?

The completion time seems to be very slow for sales that have gone through (both niece and nephew are waiting for completions on sales that they agreed months ago!)...

Getting sales appraisal done as well so will review that - with work done though.

Yes, off Ashgate Road and in Brookfield School / Westfield Infants catchment area...

[Goneinsixtyseconds]

Originally Posted by isleaiw1

Thanks Alex, that would be good if you could, I'm up from 3rd Dec for a few days so if he can get down then it would be good (Friday 4th would be perfect) - I am also happy to work without a quote but with a cap if that works for him!

My kids went to that swim school for a while a long long time ago!

I’ll PM you his number, give him a call. Nice guy and really easy to talk to, just leave him a message if he doesn’t answer as he won’t return calls without one.

He’ll probably want to quote you. It works both ways I guess, he knows me so knows I’ll pay, but for someone else I guess getting paid might be an issue if they don’t have much of an idea upfront.

I chose my own bathroom furniture etc and had it delivered for him to fit. He recommended Victorian Plumbing online, if you want decent stuff that doesn’t cost a fortune. Sure he’ll source stuff too if you ask him. The stuff I ordered was included in the total cost I mentioned as well, not extra.

[isleaiw1]

Originally Posted by Goneinsixtyseconds

I’ll PM you his number, give him a call. Nice guy and really easy to talk to, just leave him a message if he doesn’t answer as he won’t return calls without one.

He’ll probably want to quote you. It works both ways I guess, he knows me so knows I’ll pay, but for someone else I guess getting paid might be an issue if they don’t have much of an idea upfront.

I chose my own bathroom furniture etc and had it delivered for him to fit. He recommended Victorian Plumbing online, if you want decent stuff that doesn’t cost a fortune. Sure he’ll source stuff too if you ask him. The stuff I ordered was included in the total cost I mentioned as well, not extra.

You are a star, thanks.

[Sennen]

Whatever you do DONT use VictoriaPlumb.

Go to a decent local outlet, pay a bit more if needs be, especially if you plan on renting.

[Goneinsixtyseconds]

Originally Posted by isleaiw1

You are a star, thanks.

Not often you that to me.

PM sent......

[Goneinsixtyseconds]

Originally Posted by Sennen

Getting on the market now will also enable the purchaser to possibly get in before XMAS if they are lucky which is always a bonus for many.

Leave it much longer and the market will drop off and i fear we will then early next year fall into a very depressed market.

Christmas is a big ask I think, but January doable.

Ian, if you want to try a good agent I’ve just seen the best 3 local ones. Redbrik, Dales and Peaks and Wards. I went with Wards and would recommend them.

Managed to negotiate her down to 0.5% and no upfront marketing charge. Just a £200 penalty if we withdrew for the marketing.

First met her last Monday, pics and EPC done Tuesday and on Rightmove by Thursday, so moved pretty quickly.

If in Brookfield catchment there’s a lot of demand at the moment. Bathroom not worth doing if you really do want to sell.