A Scheme of Works Involved

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Hi
I have a regular 3 bed semi-detached house which I would like converted into two flats.

Would anyone have a list of works required so that I can get a basic idea of costs?

I don't want to go down planning permission routes until I know I can definitely afford the project.

Many thanks
 
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Come on then Woodster..... dip into your folder, the section that says 3 bed semi conversion, sub section 2 flats.
Hmmm. Not exactly a DIY Saturday job is it. :cautious:

I'm wondering what share of the profits I'd get for this little commercial venture?
 
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Hmmm. Not exactly a DIY Saturday job is it. :cautious:

I'm wondering what share of the profits I'd get for this little commercial venture?


I am just asking for a bit of an idea of the works involved.

No, this isn't going to be a DIY job but I 'might' have to get involved with project managing if I have to and I will probably be doing all the decorating.

This is my situation, the house needs converting to provide an income for myself and my son following divorce. I have £40k and no contingency. I wont be in any position to take out loans if a builder suddenly tells me the costs have gone up for whatever reason. Many years ago I got ripped off by builders who kept telling me - you need this that and the other and basically had me lined up to spend money that I didn't have. Fortunately my dad was alive and stepped in and pointed out things like - why are they going to take out solid quality doors and replace with hollow cheap doors. Why are they telling you to replace a new quality steel bath for another? I really don't want to get caught out like this again as I have no-one to help me look out for us.

I was hoping for a list of essential works as I am fully aware of the obvious.

This is what I am assuming that needs doing:

Gas, electric and water supplies to be split - new meters.
Sound proofing?
Will I have to have any fire doors?

If anyone knows of other things that need doing, apart from the obvious kitchens, bathrooms and double glazing - I'd welcome the info. Once I know if I can afford it, I can then get drawings done etc.

Many thanks.
 
Have the council given you any indication they would allow such a conversion? It all depends on what your local council's policy is as regards housing stock and demand for flats. Just thinking there isn't much point doing a budget if it's a non starter anyway.

The obvious starting point for a budget is the services. It could really eat into your budget if say a road has to be dug up to get your supply cables in. There is also the mortgage and insurance to consider. I can see all these taking up a fair bit of money even before you start building.

Perhaps a loft conversion and lodger would be a better option?
 
Have the council given you any indication they would allow such a conversion? It all depends on what your local council's policy is as regards housing stock and demand for flats. Just thinking there isn't much point doing a budget if it's a non starter anyway.

The obvious starting point for a budget is the services. It could really eat into your budget if say a road has to be dug up to get your supply cables in. There is also the mortgage and insurance to consider. I can see all these taking up a fair bit of money even before you start building.

Perhaps a loft conversion and lodger would be a better option?

The Council won't have any objections to converting to flats. The borough is desperately short of properties.

The house is a large 3 bed semi, Victorian property and the roof is crying out to be converted but two separate flats is what I need - it will suit my needs now, and later on, it will be perfect for my son when I'm not here.


All I want is a list of essential works, so that when I start talking to builders, they don't start quoting for works which I don't need.
 
OrO list of essential works for an extension and rejig of the layout ran to about 15pages of spec and about 10 drawings of the various sections. And even then there was a difference of 30% between quotes.
We basically paid thousands to an architect to do what you're asking, and still there were a few thousands of unexpected extras we had to argue about after the construction was under way.
 
Yes, that sounds like a lot of work. I don't have any major rejigging of rooms to be done other than a kitchen into an upstairs bedroom.


I guess I'm not going to get any idea of the essential works on here to have any idea if my £40k will stretch far enough.

Thanks for input.
 
Agree, you won't get an idea really, anything is possible. Unfortunately it's tens of hours of work by an architect to even get a rough idea!
 
What you are asking isn't really possible because we don't know the house condition or value so can't have any idea of the scope of the works or the standard the local market would require.

The best person to help you would be your local estate agent. I find they are pretty good on ballpark costing as a rule and a good starting point for working out what to do with the space.

40K does sound tight to me when you need services, plans, heating systems, kitchens and bathrooms plus re-wire. I doubt it would be nearly enough.
 

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