How do you know what comes first?
As a newbie investor, it can be confusing to know what part of the work comes first. Making sure you know the correct order is of paramount importance if you want to avoid costly mistakes. Here’s the order they come in with a brief explanation of each.
NB this is a brief overview, and some stages may come sooner or later in your project, e.g. some people prefer to lay flooring in the kitchen before it's installed.
1. Planning Your Space
We can't stress the importance is planning your space before any work starts. whether you've engaged an architect to go through planning, an designer or are doing it yourself, it's essential to have the end product in sight before any building work begins and before you obtain any quotes. If not you risk mistakes and added extras you may not have budgeted for.
2. Schedule Of Works
Now you know how your space is going to look, you can create your schedule of works. Make this as detailed as possible - including everything you could possibly think of (as well as potential surprises that look like they could be a reality but you won’t know until the plaster comes off). This schedule of works is what your build team will work to and will quote from.
3. Obtaining Quotes
Once a solid plan and schedule of works is in place, including electrical and plumbing plans, then a quote can be obtained. Getting a quote after planning your space and creating a schedule of works helps to mitigate any additional costs the build team may add on because ‘they didn’t quote for herringbone tile/wall mounted taps/3 paint colours’. Checkatrade is a great place to start but we'd always prefer to go by recommendation. Property developers are a giving bunch, so if you know someone that's working in your area, reach out and ask if they know anybody.
4. Rip Out
Now you're on site! Next comes the rip out which includes getting rid of everything you aren’t keeping, including the plaster if the property is going back to brick. Get those skips lined up...
5. Structural Work
This may involve reinforcing the existing structure, adding new supports or steels, improving the roof, or even extending the property by adding new rooms or floors. Any necessary structural work should be carried out by a qualified structural engineer or builder and will usually be overseen by building regs.
6. Windows
People never seem to know at what stage new windows should be installed but it’s one of the first things that should be installed as they often have to alter the plaster work for a snug fit. The last thing you want is for your freshly applied plaster to be hacked away and re-patched, or be open to the elements!
7. First Fix
If you’re unsure what ‘first fix’ means, check out our other blog post here which delves deeper into what this entails. In short, this involves installing the electrical and plumbing systems within the walls and floors of the property, before any fixtures or fittings are installed. It ain't pretty - but it's a big step in the right direction!
8. Insulation
If you are planning to insulate your walls or floors (and you should) then it’s important for this stage to come after the first fix but before the second fix.
9. Boarding & Plastering
Now that everything beneath the walls have been put in place, the really exciting part of plastering comes. This is probably the most transformative stage as you can really envision what the space will look like finished (and it looks less like a building site and more like a home).
10. Painting
Plaster can take a few days to dry, sometimes even more if it’s particularly cold in temperature, but you must let it properly dry out otherwise your paint will just be absorbed into the plaster. On fresh plaster you should first apply a ‘mist coat’ of paint which is 50% paint & 50% water. If you skip this step, you be greeted with flakey walls later down the line.
11. Big Installs
Assuming you’re fitting a new kitchen and bathroom, this should happen now. We talk about the 5 best kitchen companies to use here if you want to have a read.
12. Second Fix
This stage involves installing the fixtures and fittings, such as light switches, sockets, radiators, taps, and showers. Some do this stage before painting, however you then risk paint getting on your shiny new fixtures and fittings...or you’ll spend hours taping them up to avoid this! (We've been there)
13. Flooring
Next up is flooring. Again, some do this prior to painting but you run the same risk of potentially getting paint on your freshly laid flooring. You also want to leave this until last as tradespeople will still be coming in and out of your property with their dirty shoes on. Once the flooring is down the skirting boards or trims can be laid over them for a seamless finish.
14. Staging
The final stage! Adding furniture, curtains and soft furnishings to make your property look inviting to potential buyers or tenants. Something that requires a little more effort but that pays off as often doing this achieves a higher asking price.
As you can see, there are a lot of stages to consider and co-ordinate. However, by following a structured approach and working with qualified professionals, you can transform a property into a modern, stylish, and functional living space to be proud of.
