Renovation works, no idea where to start

3 months ago

I moved into my current property early last year (a 60’s bungalow). I’ve made good progress, having renovated the bedrooms dealing with individual trades directly. However, I’m now at the point where there are a number of jobs that either need doing, or are potential improvements I’d like to investigate the feasibility of. The main ones are:

Installing a partition in the existing upstairs loft conversion to make a separate office, potentially with installation of AC (either now or in future), currently I think this may count as a “mezzanine” so changes may have fire reg implications?
Either moving the existing staircase from the living room, or otherwise sealing it off at the top or bottom to reduce heat loss from the living room up the stairs
Installing a patio
General garden planning / design
Roof replacement, complicated by the fact some is almost new, but the rest has very old felt, and different roofers tell me different things on whether it needs replacing
Replacement of guttering and soffits
General drainage improvements around the property (a CCTV survey identified partially collapsed drainage pipes that need repair or replacement, plus there are areas prone to flash flooding due to impermeable surfaces
Renovation / repair of sunken sections of driveway and a small extension to the area
Replacing cracked render on front and back of property
Complete renovation of garage
Solar panel installation (longer term)

I’m feeling a bit overwhelmed, in no small part because there seems like a lot of overlap / dependencies between these jobs. The patio for example would need new drainage, so it would seem to make sense to do this along with the general driveway and drainage improvements, but then with drainage improvements, that would tie into guttering replacement, which itself ties into roof replacement. And that’s just one example.

What I’d really like is to consult a single professional who I can explain my vision to, who understands the dependencies, and could provide a ballpark cost and running order for the works over a number of years as budget allows. But I’m not really sure who to ask - an Architect, but would some of the jobs be too low level for them? I’ve heard groundworkers could plan for much of the drainage and patio, but presumably not the roofing? There’s also landscape architects who i understand would be good for the garden design, but I assume they wouldn’t be specialists for designing a holistic drainage system for the property. Then there’s also civil engineers.

I’d appreciate any advice on where to start!

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Comments (4)

Isla Cherry
3 months ago
Just work in order. Roof first, then gutters and rainwater goods repairs. Then tackle the drainage issues. Do everything needed to get your house functioning as well as possible. While doing the roof it makes sense to get the information about solar panels or maybe do the preparation while the scaffold is up. Garden projects esp.planting I would start while you work on the inside as things go so slowly here. Just reading your list is very intimidating. I have been there. I think I would try and find a general builder first. This is not really an architects remit and will be expensive. Make sure the builder has lots of recommendations that you can check and that he's not available tomorrow. A project manager may be able to help you too.
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Original Author
3 months ago
Thanks. That makes sense, and if budget was limitless then I’d certainly like to do that. Some of the items are more urgent than others though - the gutters for example are in bad shape on one side of the property (the fall is wrong, can’t easily be fixed and is too old to source replacement parts for), replacing these now would be a lot cheaper than doing the roof replacement, but there’s a risk of them needing to be removed and potentially replaced again if I get the roof replaced?

Similarly I think there’s a mix of reactive works, such as the above, along with the design elements. The patio design for example would tie into the garden design, but the patio itself will have drainage requirements that then tie into the more reactive drainage issues. I’m assuming a builder would be good for the mechanics of what needs doing, but not so much in coming up with the vision / design?
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Hi Shelley, In which case, I am not a professional but based on our experience my advice would be as follows; If you know you are going to extend then you will have to have an architect's drawing firstly for your builder (so he knows what to do and is the basis of the contract between you) but also for buildings regs and potentially for planning if the work doesn't fall under permitted development. You then have a choice on how to go about getting the drawings; Firstly you could use an architect and they will help you design the layout of the downstairs and the extension with all of their skills and knowledge (which they've spent many years gaining) and you'll pay accordingly for this service. They will be your creative input and I would expect to pay around 10% of the costs of the work to have that although it varies significantly so definitely get a few different quotes! Key questions we found useful when comparing architect's quotes; Does this include a survey (so they can get a super accurate floor plan of what's already there, so they can draw extensions etc- very different to a buildings survey) or would that be in addition? Does that include structural calculations or will that be in addition? (Ours were £1,200 on top) Does that include buildings regs submission or would that be in addition? (Ours were £500 on top) Does that include planning submission? (we didn't need planning) Alternatively you could work with a concept planner (like OnePlan or we used Gina from create Perfect on here, who I couldn't recommend highly enough) for your creative input, to decide what space you want downstairs and then just bring in an architectural technician to do you a set of drawings based on what you already know you want, lessening the emphasis on their input and certainly in our experience significantly reducing costs (we only paid £500 to our architect for plans as Gina had already done the design work- however (!!!) we were only remodelling not extending so didn't need to consider how it would look from the outside, which is where an architect or architectural technician would come into their own) Before you start anything, especially as you need to rewire etc I would personally get everything planned out, so you know the design of your kitchen, how each of your downstairs rooms will be used etc. It's SO tempting to want to get started but having everything planned out first, even down to where your pots, pans and dishwasher will go before you do anything downstairs will be the best thing you could possibly do for your enjoyment and bank account :) Make sure you have done the plan for your lighting, heating and electrics well before you start doing anything- there is nothing more frustrating or costly than doing the building work, then deciding on the specifics of your kitchen, utility or living room and realising your electrics aren't in the right place and you've got to have wires sticking out or extension cables etc! If you make all the decisions up front (even down to where you want the TV in the living room) you can have all your wiring and plumbing etc integrated and then nicely plastered over so you don't end up with ugly pipe work and electrics, or worse still having to amend your designs to fit around what you've got! Even if you decide to do the interior design yourself make sure you come up with a lighting and electrics plan that has all the detail on it and you can hand to the electrician! It will save you a lot on the long run! If you go with the architect route and are thinking of using a concept planner like OnePlan as you mention in your previous comment then whatever you do, don't wait until after the plans are done- get her on board now so she can help work with the architect! Also ask about her costs of a lighting and electrics plan for all rooms if you're not confident to do it yourself. As with anything definitely shop around and get two quotes for anything and make sure you know what you're getting for your money. As I mentioned before we used Gina from Create Perfect and she did all of our concept planning plus lighting etc, so I'd highly recommend her also when you're looking at different quotes. Key questions we found helpful to ask a concept planner when comparing quotes; What will I physically get at the end of the process to use with my trades? Will you be available to help me as the work progresses and how will I be able to contact you? What trade discounts can you pass onto me (this is a BIG one and saved us thousands!!!) Can you do my lighting plan? What's the costs and what will I get at the end of it to give my builder / electrician ? Will you come to my property to view it and see the light / plot / views to incorporate into the design and if so what's the cost of this? Also go with your gut- it's a brilliant but daunting process and you really need someone who you really like and click with you wants to help you and cares about your project! :) Hope this helps! Claire
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Isla Cherry
3 months ago
Agree completely about builder versus vision/design. Pick the design you like best and then talk to a decent builder and see how feasible it is. Patio's and gardens are usually done after the internal work as access is required and they would be damaged if done first. That said I would still plant things early as they need time. I really would start with the roof followed by gutters and downpipes, drains etc.
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rinked
3 months ago
Make two lists, one that you can DIY, one that requires a specialist (and for both a rough estimate of the cost). Also rate the projects, high priority or mere wishlist. And as I see it, drainage and drains can be done first and with some research could go on the DIY list. No need to do the roof first, gutter pipes can be slipped into your drains, especially when the roof and gutters are merely replaced and not relocated. Look up gravel pits/ditches, making these is not too difficult.

Solar panels are always a nice investment, as they pay back themselves overtime.

Roof and gutters sound like a specialist job to me. And is expensive.

But no need to wait with the DIY things until that's done.

Renovating is often overwhelming, take little steps at a time when it gets to your head (or pay a large sum to a builder). Wish you well.
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Renovation works, no idea where to start

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Renovation works, no idea where to start

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