Hi everyone,
Next Monday, I will be viewing a property in the Stuttgart area.
Of course, before finalizing the purchase, I will have an expert inspection, but for now, I’m checking it out on my own. I previously made a rough estimate of the renovation and refurbishment costs:
Do you think my cost estimates are realistic, or am I way off? (Some work would be done DIY, and the rest by hired contractors, architect?)
My main concern is that our maximum budget is around €600,000 (about $650,000), and if we go over that, I don’t want to proceed with anything further.
What I know so far:
- Only the windows on the upper floor need replacing.
- Heating, electrical, and plumbing systems all need to be completely redone.
- Built in 1955 (the realtor mentioned that insulation might not be necessary because of that, what do you think?)
- Roof condition is okay but will need work within the next 20 years. At that point, I might also consider expanding the dormers.
Next Monday, I will be viewing a property in the Stuttgart area.
Of course, before finalizing the purchase, I will have an expert inspection, but for now, I’m checking it out on my own. I previously made a rough estimate of the renovation and refurbishment costs:
Do you think my cost estimates are realistic, or am I way off? (Some work would be done DIY, and the rest by hired contractors, architect?)
My main concern is that our maximum budget is around €600,000 (about $650,000), and if we go over that, I don’t want to proceed with anything further.
What I know so far:
- Only the windows on the upper floor need replacing.
- Heating, electrical, and plumbing systems all need to be completely redone.
- Built in 1955 (the realtor mentioned that insulation might not be necessary because of that, what do you think?)
- Roof condition is okay but will need work within the next 20 years. At that point, I might also consider expanding the dormers.
nordanney schrieb:
First of all, regarding the purchase price – it’s not unusual for a good location. It looks quite rural with similar surrounding buildings. But you probably know better how prices are in your area.
100 sqm (1076 sq ft) of living space is probably split about 70/30 between the ground floor and the upper floor, so a significantly larger footprint. Plus a basement.
Roof insulation: If you have a few hours, do it yourself and save 12,000–15,000 euros.
Roof covering: why?
External insulation: For that price, you can insulate the house to new-build standards.
Internal insulation: Who does that and why?
Basement ceiling insulation: Do it yourself for half the price.
Heating including radiators: What type of heating is planned? Choose an air-to-water heat pump if you’re doing everything yourself, and remove the screed/lay underfloor heating. The price difference isn’t significant. You can also remove the screed in the basement yourself.
Window replacement: Should be sufficient for all windows (PVC) and the front door.
Electrical work: Will probably be more expensive for solid workmanship (there are plenty of electricians on specialized platforms – of course invoiced).
Doors and frames: Should cost about half for really good doors.
Bathrooms: That could be way too much or too little…
Floor coverings: Fine – but please avoid plastic!
Kitchen: Depends on your preferences.
Other: Depends on your preferences.
My tip: Invest in an energy consultant and aim for a KfW Efficiency House 85 or better. You’re already doing a lot for this.
Thanks for your reply. An energy consultant sounds reasonable! Should I also consult an architect to coordinate the trades, or is it better to handle it on my own?
To keep it short, with a budget of around €150,000, am I on track with my breakdown? (So purely for all the work involved and not the cost of the house itself)
N
nordanney1 Jan 2021 20:24Roger12 schrieb:
To keep it short, with a budget of about €150,000, am I on track with my list? (Considering only all the work involved, not the house itself)I think that should be enough, as I mentioned in my list. I’m also doing some tasks myself to have a buffer.Roger12 schrieb:
Should I hire an architect to manage the trades or handle everything on my own?Do you have experience with this? Renovation is not rocket science, but you need to be very involved if you want to manage it yourself. An architect or a surveyor can handle that for you. However, an architect is really only necessary if you want to alter the building’s structure (moving walls, adding extensions, dormers, etc.). You need someone to find the tradespeople and supervise the work—or you can do it yourself... (architects usually work with “their” preferred contractors and companies, but you can also find individual tradespeople on local classifieds or platforms like MyHammer—though you have to be careful not to be tempted solely by the lowest price).
That said, you can’t really have an electrician or plumber fully supervised by an architect.
nordanney schrieb:
I think that would be enough – as I outlined. But I’m also doing some work myself to have a buffer.
Do you have experience in this field? Renovations aren’t rocket science, but you need to invest a lot of effort if you want to handle it yourself. An architect or expert can take that off your hands.
However, you really only need an architect if you want to make structural changes to the house (moving walls, building an extension, adding dormers, etc.). You’ll need someone to find tradespeople and supervise the work. Or you can do it yourself… (Architects usually work with “their” preferred contractors, but you can also look for individual tradespeople on classifieds like e… or MyHammer – although you have to be careful and not be driven by “cheap is best.”)
That said, an electrician or plumber can’t really be supervised by an architect. Well, I’d say: I’m not unskilled with home improvement. I can handle laying floors, insulating the roof, painting, or tiling, but electrical work or similar should definitely be done by a professional.
Another important point is that the house seems to be quite close to the road and the whole street has a gas connection.
You can manage with 150k.
However, I would first focus on the important interior aspects.
The roof, facade, and heating system won’t go anywhere.
How old is the heating system, and is it broken?
Electrical work can mostly be done yourself. A professional should handle the planning and fuse boxes, but anyone can do the rest. Chasing channels, pulling cables, and installing switches, sockets, and network outlets are not complicated tasks. In my opinion, you can only afford bathroom renovations if you either keep them very simple or do the work yourself. I wouldn’t lay tiles myself, except maybe in the basement. The difference compared to a professional is immediately noticeable there. Plastering, drywall, and painting work should not be underestimated either, as they are quite time-consuming.
You can also rebuild the terrace yourself. The substructure should still be usable, and that’s the main part of the work.
If the location is right, go for it — financially, it should work out.
However, I would first focus on the important interior aspects.
The roof, facade, and heating system won’t go anywhere.
How old is the heating system, and is it broken?
Electrical work can mostly be done yourself. A professional should handle the planning and fuse boxes, but anyone can do the rest. Chasing channels, pulling cables, and installing switches, sockets, and network outlets are not complicated tasks. In my opinion, you can only afford bathroom renovations if you either keep them very simple or do the work yourself. I wouldn’t lay tiles myself, except maybe in the basement. The difference compared to a professional is immediately noticeable there. Plastering, drywall, and painting work should not be underestimated either, as they are quite time-consuming.
You can also rebuild the terrace yourself. The substructure should still be usable, and that’s the main part of the work.
If the location is right, go for it — financially, it should work out.
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