Anyone out there a builder?

S

strugglinauthor

Member
Can any of you guys/gals give me a qualified view?

I'm in the process of buying a flat in London, which I plan to let out. It's only 3 years old but needs a little attention: walls/ceilings need painting, sash windows sticking, dishwasher door catching, extractor fan replacing and several other minor jobs. I've had two quotes from recommended builders to do it all - one for £4,700 and one for £6,200. For both I had to pick myself up from the floor as I was expecting around £2,500 :o But maybe that's because I'm out of touch with prices.

I've guesstimated materials at £700 - and that's if I bought them - and so I suspect a builder will get them a lot cheaper. So even if I allow £1000 for materials that means either £3,700 or £5,200 for labour!

I know it's impossible to quantify the work without seeing the place, but does anyone know what a skilled chippy/general builder would charge per hour/per day? From there I might be able to work out whether these people are charging the going rate (in which case I'm re-training pronto) or trying it on.

I will get at least one more quote but at the moment it looks as though I will be taking a sleeping bag, heading south and having a go myself! :wink:

Thanks.
 
It's hard to know how accurate the prices are without knowing what all the jobs are. However, I would suggest a typical day rate for a time served contractor in Landaan is in the region of £200 a day possibly more... It does massively depend on how much they want the job - taking account of hastle factor, how busy they are etc and small fiddly jobs usually price out more due to them allowing for unexpected elements.

Another couple of points: dishwasher door catching? You need a builder for that?!?!?111 Why not paint it yourself? Flat shouldn't take that long (but again - you need a builder for that??!!?!? The builders you have spoken to are probably looking at subbing a chunk of the work and have allowed more for that too...
 
The work sounds more joiner based than builder ? nothing structural required ?
i would say between £150 & £200 would be the going rate for a tradesman but i do know many friends working for considerably less here in the northwest ( some as low as £100 a day due to lack of decent work around )
Its impossible to quantify the job into a figure without seeing it firsthand but as you say the prices seem way over the top .
If i was closer i would happily have done the jobs for you , after 27 years self employed joinering they sound more like a hobby to me :P
 
Maybe it's worth pricing up the job based on staying over in a B&B.

I know who guy who did that for about 2 months, and he was still about 50% of the cost of the locals.
 
Hi Drac. Yes, I had considered that people may price a job depending on how much they want it. That said, the first quote was from someone introduced by a friend and so if it was something they're not really interested in, then I'd have expected: "Thanks, but naaah."

Having looked on the net since posting I reckon your figure of £200 isn't far wrong and so that equates to a helluva lot of man hours to do the job. I guess my using the term 'builder' is pretty generic. The ones I've targeted have a range of skills, and so I can get all of the fiddly jobs done without having to get a number of different people in.

You're quite right I can, and now probably will, do most of it myself (with help from the missus of course). The reason for getting a builder - no, let's say a handyman, is because the flat is unfurnished and I live nowhere near London. Still, at those prices I'll sleep on the floor or book a hotel. But if I can get it done at a reasonable rate...
 
mmm-five said:
Maybe it's worth pricing up the job based on staying over in a B&B.

I know who guy who did that for about 2 months, and he was still about 50% of the cost of the locals.
Click to expand...

That's a good idea. I know someone who has done some refurbishment in Bristol. I could see if he has a contact who fancies a visit to the capital. As you say, even paying for the accommodation, it will probably work out cheaper!
 
mr wilks said:
The work sounds more joiner based than builder ? nothing structural required ?
i would say between £150 & £200 would be the going rate for a tradesman but i do know many friends working for considerably less here in the northwest ( some as low as £100 a day due to lack of decent work around )
Its impossible to quantify the job into a figure without seeing it firsthand but as you say the prices seem way over the top .
If i was closer i would happily have done the jobs for you , after 27 years self employed joinering they sound more like a hobby to me :P
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Thanks Mr Wilks - and you're spot on. To someone with joinery skills most of it is a walk in the park. Nope - nothing structural at all as the flat is only 3 years old. In fact if the previous tenants hadn't been such animals (I haven't even mentioned the carpets, which are coming straight up), then I guess nothing would need doing.

The frustrating thing is I'll probably still need to get someone in as while I can do most of it myself, there are a couple of things that I won't necessarily do well. But when you get down to such tiny jobs then skilled tradesmen who are in demand are even less likely to be interested.

Perhaps next time I'll pick a rental in the North West! :)
 
Yeah northwest uk or northwest france :)
i,m doing my best to spend more & more time over the channel . far better yields for rental return there + no congestion :thumbsup:
 
mr wilks said:
Yeah northwest uk or northwest france :)
i,m doing my best to spend more & more time over the channel . far better yields for rental return there + no congestion :thumbsup:
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Couldn't agree more - and French roads are the place for the Z4! Sadly we're doing it the wrong way around. Sold our place in Normandy to help fund the purchase in London.. :tumbleweed:
 
Quite a way south of where i am , up near Villedieu les poeles / Vire , some fantastic roads for checking the speedo works :wink: although until i finish current project its van transport :thumbsdown:
 
I haven't read all of it because I'm a little impatient.. but where in London is this?

I work in the construction trade and am very good friends with a brilliant Local builder, I imagine he'd beat your quotes and I can personally vouch for the quality of his work.
 
mr wilks said:
Quite a way south of where i am , up near Villedieu les poeles / Vire , some fantastic roads for checking the speedo works :wink: although until i finish current project its van transport :thumbsdown:
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I guess like us you enjoyed the bliss of empty French roads and then get off the ferry at Portsmouth, straight into a solid mass of cars, and think: "What the...!" :P
 
strugglinauthor said:
mr wilks said:
Quite a way south of where i am , up near Villedieu les poeles / Vire , some fantastic roads for checking the speedo works :wink: although until i finish current project its van transport :thumbsdown:
Click to expand...

I guess like us you enjoyed the bliss of empty French roads and then get off the ferry at Portsmouth, straight into a solid mass of cars, and think: "What the...!" :P
Click to expand...

So so true i,m afraid , the drive home to lancs is purgatory after the freedom of french roads , i even book my return crossings to plan the easiest drive north :wink:
 
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