Liverpool Cityscape

Renovating Property Guide

Renovating Property Guide

Searching for properties that are slightly run down can be taken advantage of significantly. Finding the ideal house in your ideal location might be tough but purchasing a run-down property in your chosen location could be a reasonable option to consider. If you’re serious about making a profit from renovations, buy the worst house you can locate on the greatest street you can afford, as this will give you the most room to add value. The property will most likely turn off a lot of people in its current state, thus the price should reflect that. You can’t modify an area or a street as an individual renovator, but you may completely transform a house, including completely reconstructing it if necessary.

Is it worth renovating property for profit?

Because most of the profit is made in the purchase rather than what you do with it, the price you pay is critical. You want to buy a property that has potential that others haven’t seen yet, so you won’t have to pay a premium for it. Unless you’re buying a large property, the potential profit margin is likely to be small, so you’ll need to think carefully about how much you’re willing to pay.

Certain investments are well-known for being almost fail-safe. Investing in kitchens, bathrooms, and underused spaces (lofts and basements) can significantly increase the value of a home. Spending £10,000 on a new kitchen is projected to contribute between £20,000 and £30,000 to a home’s eventual value. Similarly, a loft expansion may cost roughly £35,000, but it has the potential to increase the value of a property by up to £100,000 if another bedroom and bathroom are built, depending on where it is placed.

Before purchasing property to rebuild and sell, you must be convinced that there is a chance of profit. If there isn’t a chance, don’t buy the house to renovate. During this stage, you should have your financial advisor with you; else, you may wind up wasting your money. You should also hire a home appraiser to conduct a thorough inspection of the structure because they are familiar with the process. Examine factors such as the property’s location, condition, and prospective return.

Deciding if there is a profit in renovation

The key to turning a profit on a makeover is recognising a property’s potential and having an eye for the value you can add. Whatever your purpose for renovating a home, there are a few things to bear in mind. Some homes may be more suited for development than others, so consider the property’s current condition, location, parking availability, neighbourhood, and any other constraints. Such factors can have a big impact on whether a property is a good renovation candidate.

Adding or upgrading the central heating can add quite a lot of value to a property. Most purchasers and mortgage appraisers think it necessary. A plumber will charge £3,000 to £4,000 to install central heating in a three-bedroom Victorian or Edwardian property. Remember that replacing the heating system must be done in parallel with boosting the building’s overall energy efficiency.

You should decide if you’re purchasing a house to renovate and sell right away or if you’re buying to renovate and sell later before you buy. If you’re planning to sell right after refurbishment, make sure you have a quick and successful investment in mind. If not, you must ensure that the market price either stays the same or increases in value.

Making timely selections will help you achieve your profit goals. Decisions can be rushed during the renovation job, but adjustments can always occur, so this should always be considered.  When this occurs, it is certainly critical to examine all possibilities and the potential influence on other elements of the project; nevertheless, obtaining information fast and deciding as soon as possible should have the least amount of negative time and financial impact.

Planning and getting down to renovating 

Property renovation requires a hefty amount of planning. You’ll need to select if you want to renovate specific areas of the building or completely rebuild it. You’ll also need to establish if you’ll be working indoors, outside, or both. It is good to investigate construction rules and property requirements to ensure you keep within city and property regulations, which you should consider into your plans. Being prepared and organised will help you keep away from costs and wasting time. 

Work out the costs of your house renovation

You should fully investigate house renovation expenses before taking on the property to ensure that the project is financially sustainable, but once you’ve taken ownership, have a good look around and accurately analyse the scope of the work so that you can put together a clear financial plan in place.

Some mortgage lenders will assist you in financing your renovation project by allowing you to pay in instalments. If you’re taking this path, figure out what those stages are and when you’ll be finished with each step of the renovation.

Writing a schedule/plan

Before you begin work on your property, you must first outline your renovation method. When you start, be sure you understand the measures you’ll need to take to rehabilitate the property and 

prioritise work that will prevent additional decay or stabilise the structure. Have a clear vision for the entire house and establish a plan of works listing the order of jobs – for example, re-wiring should be done before walls are replastered.

Consult the relevant professionals before carrying out substantial structural work or extending a home, as there may be issues you are unaware of

A loft conversion, for example, may appear to be a separate project from the rest of the house, but adding another floor comes with its own set of construction rules, which may include fire doors, a sprinkler system, and mains-powered alarms. You should be aware of these difficulties early on because they will have an impact on your budget as well as the appearance of your home.

Getting the correct insurance when renovating

It’s also worth noting that standard insurance policies only cover a habitable home, so let your insurance company know if you plan to leave while the work is being done. The best course of action is to purchase specialised renovation insurance. The required level will be determined by the task to be done.

Make sure your primary contractor is covered by site insurance. If you’re using subcontractors, you’ll need to arrange your own site insurance to cover public liability, employer’s liability, legal expenditures, and on-site damages. Not being insured will have a significant impact on your project if the unexpected occurs.

Getting the major renovations completed

Any major construction work can now proceed, as the existing structure is stable, and any underlying issues should have been discovered by now. During the primary construction stage, measures should be made to protect any elements of the building that could be vulnerable to harm, especially in old buildings. Groundworks, such as foundations and drainage, are usually the first step in this phase of the renovation. Any new or updated structures, (additions and conversions) can then be finished, with walls, floors, roofs, and door and window openings produced.

First Fix

If you’re changing the property’s internal layout, this is when stud walls go up and staircases, door linings, window reveals, and shelves go up, ready for the plasterers to finish.

Pipes and cables for hot and cold water, gas, electricity, phones, internet, and waste drainage will be installed in the floors, walls, and ceilings once this is completed. Cables for lighting and power points will be left jutting out in the proper places, while pipes for basins, baths, and toilets will be installed in the right positions.  Underfloor heating is also a critical first-fix item, and care must be taken to avoid harming the pipes before laying the floorboards over them.

Second Fix

The second fix refers to everything that happens after the house has been successfully plastered.  It includes the installation of fixtures that require wiring and appliances that require plumbing, doors, and other elements that help to bring a home to life.

The second fix can be an exhilarating stage, but it can also be the most stressful because it appears to take forever. Kitchens, appliances, and worktops, bathroom sanitaryware and taps, lighting in the ceilings, and power points in the walls will be installed, connecting to the wires and pipes that were brought into the proper locations during the first fix stage. The boiler and heating system will be turned on as well. You should also take care of the bathroom at this time, in addition to the kitchen. This is a crucial step since certain mortgage lenders require the property to be habitable, with a functioning kitchen and bathroom. You can now inform your lender on your progress if you previously had to borrow under other conditions.

Finishing up/decorating

This is where you can truly personalise your home and make it your own. Staircases, skirting boards, and wardrobes can be installed, and floor finishes, tiles, and decorating can begin. When picking a design, consider how long it will last. Focusing on constructing a solid design to develop upon the future years is one great way to follow.

Important things to consider

Electrics

Your building’s electrics must be thoroughly evaluated. Check the electrical service panel, outlets, connections, lighting, and light switches for proper functioning. If the need arises, do rewiring and the necessary replacements.

Damp

There are a variety of causes for damp, some of which are more expensive to repair than others. Water marks on floors and walls are common indicators of damp, but they are not always visible. There are a variety of causes for damp, some of which are more expensive to repair than others. Watermarks on floors and walls are common indicators of dampness, but they are not always visible. The causes range from simple fixes like leaking gutters and blocked drains to improper operations like cement facades and concrete floors which prevent an old structure from ‘breathing’ properly. These are a little more expensive to fix. Although moisture can make properties cheaper, it can also make them expensive to repair, depending on the extent of the damage. Some properties can generate a lot of profit, so keep a watch on them.

Rot

Make sure you keep an eye out for rot, a fungus that can cause wood to deteriorate. Rot grows in places that aren’t well aired, such as the attic or underneath the floorboards of older properties. When you lift the carpet, look for cotton wool-like lumps and a heavy musty odour. It will cost roughly £1,000 to get rid of it. Wet rot, which occurs when wood is exposed to a lot of moisture, isn’t a big deal.

Structural Engineers

Consult a structural engineer if your project entails removing load-bearing walls, cutting into roof timbers, extending window or door openings, or removing a chimney breast. They’ll be able to advise you on the size, location, and type of steel beam you’ll need to remove walls, among other things. For a small job, budget £500–£1,000.

Warranty

Warranties aren’t required, but they’re always a good idea. They’ll protect your home against defects in the design, materials, or construction, as well as any problems that arise as a result. Warranties typically last ten years, and if you plan on getting one, do it early in the process because rates rise as the project progresses.

Using the correct materials

When structures are renovated with the wrong or cheap materials, problems can occur. When used on older structures, so-called “wonder remedies” can be problematic. Spray-on renders and polyurethane foams, for example, might restrict vital ventilation pathways in walls and roofs.

Cost control/Communication

Good communication between the client and the builder is essential for keeping costs down and avoiding misunderstandings over details. When trying to keep expenses down, consumers frequently make the error of obtaining too few materials. Ordering more materials can cause delays and spend more money. It’s always great to keep 10%-15% on the side for emergencies.  

If you enjoyed this article you might also like to read about Does my house need a Rewire?

Renovating Property Guide

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