2025-09-29
hu3 6ej
Buy-to-Let Property Preparation — Professional Report – £300–£600/sqm
Prepared for Julianah Howusu
• julianahowusu@gmail.com
Estimated Total Cost
£59400
Estimated Duration
13 weeks
Contingency
10%
The estimated total cost for the Buy-to-Let property modernisation is £59,400 including VAT and a 10% contingency. The project is expected to take approximately 13 weeks to complete. The property, spanning 110sqm (about 1184 sqft), will undergo comprehensive updates including new kitchen and bathroom installations, laminate and carpet flooring, and modern decoration throughout. The estimated cost per square foot is £45, rendering it a viable investment under the specified budget. The project aligns with standard quality specifications, promising enhanced market appeal.
Detailed Cost Analysis
| Category | Details | Total |
|---|---|---|
| Flooring |
Laminate flooring installation downstairs — £3500 Carpet installation upstairs — £2500
Note: Includes laminate flooring for ground floor and carpet for upper floor.
|
£6000 |
| Kitchen |
New kitchen installation including tiling — £16500
Note: Standard kitchen fitting with 10 sqm of tiling.
|
£16500 |
| Bathroom |
New bathroom installation with fixtures — £11000
Note: Includes installation of 3 bathroom fixtures.
|
£11000 |
| Electrical |
Minor electrical updates — £3300
Note: Minor updates to existing electrical system.
|
£3300 |
| Decoration |
Modernisation and decoration throughout — £17600
Note: Comprehensive modernisation and decoration.
|
£17600 |
| Subtotal | £54000 | |
| Contingency (10%) | £5400 | |
| Grand Total | £59400 | |
Cost Distribution
Chart: Cost by Category
Materials vs Labour
Chart: Materials vs Labour
Material Specifications & Procurement
Materials
| Item | Specification | Qty | Unit | Supplier |
|---|---|---|---|---|
| Laminate Flooring | Standard Oak, 8mm thickness | 60 | sqm | Howdens |
| Carpet | Wool blend, plush pile | 50 | sqm | Carpetright |
| Kitchen Units | Modern white gloss, soft-close | 1 | set | Wren Kitchens |
| Bathroom Fixtures | Standard porcelain, chrome taps | 3 | pieces | Victoria Plum |
| Tiles | Ceramic white, 30x30 cm | 10 | sqm | Topps Tiles |
| Emulsion Paint | Matt finish, various colours | 50 | litres | Dulux |
Lead Times
| Item | Lead Time (days) |
|---|---|
| Laminate Flooring | 10 |
| Carpet | 14 |
| Kitchen Units | 21 |
| Bathroom Fixtures | 14 |
| Tiles | 7 |
| Paint | 5 |
Chart: Lead Times (days)
Supplier Directory & Compliance
Supplier Directory
| Supplier | Note | Website |
|---|---|---|
| Howdens | Preferred for flooring and kitchen units. | https://www.howdens.com |
| Carpetright | Common choice for carpets. | https://www.carpetright.co.uk |
| Wren Kitchens | Specialist in kitchen units. | https://www.wrenkitchens.com |
| Victoria Plum | Reputable supplier for bathroom fixtures. | https://www.victoriaplum.com |
| Topps Tiles | Provides a wide selection of tiles. | https://www.toppstiles.co.uk |
*Other suppliers are available.
Trade Discounts
| Supplier | Discount |
|---|---|
| Howdens | 10% |
| Wren Kitchens | 12% |
| Carpetright | 15% |
| Topps Tiles | 7% |
Planning & Building Regulations
Planning Permission: Typically not required unless structural changes or external appearance are affected.
| Topic | Requirement |
|---|---|
| Fire Safety | Must comply with Part B of the Building Regulations. |
| Sound Insulation | Adhere to Part E requirements. |
| Electrical Safety | Conform to Part P standards. |
| Ventilation | Ensure adequate ventilation as per Part F. |
| Energy Efficiency | Meet minimum standards under Part L. |
Money-Saving Strategies & ROI
Strategies
- Bulk buying materials to secure discounts.
- Scheduling trades to minimise downtime.
- Utilising trade discounts from key suppliers.
- Implementing energy-efficient installations for long-term savings.
- Choosing standard specifications to control costs.
- Reusing existing materials where possible to reduce expenses.
ROI Waterfall
Chart: ROI Waterfall
ROI Summary
Chart: ROI Summary
*Although not guaranteed, renovations can increase value by the proposed values.
Project Timeline & Implementation
Chart: Timeline (Gantt)
Trade Day Rates
| Trade | Rate/Day |
|---|---|
| Electrician | £325 |
| Plumber | £310 |
| Decorator | £295 |
| Joiner/Shopfitter | £330 |
| General Builder | £280 |
| Labourer | £200 |
Risk Assessment & Problem Prevention
Chart: Risk Matrix
Risks & Mitigations
| Risk | Likelihood | Impact | Mitigation |
|---|---|---|---|
| Electrical Updates Risk | Medium | Medium | Ensure thorough inspection to pre-empt issues. |
| Material Cost Fluctuation | High | High | Secure fixed-price contracts with suppliers. |
| Project Delays | Medium | High | Implement tight management supervision. |
| Supply Chain Disruption | Medium | Medium | Source alternative suppliers as backup. |
Property Value Impact & Investment Analysis
| Pre-Renovation Value | £236800 |
| Total Project Cost | £59400 |
| Post-Renovation Estimate | £272280 |
| Area (sqft) × £/sqft | 1184 × £45 |
The scope of works involves modernisation throughout with a focus on new kitchen and bathroom installations along with flooring and decoration. Standard quality materials are assumed, and plumbing relocation is not required, ensuring efficient project completion within the estimated timeframe.
Completion Checklist
- Inspect all flooring installations for completeness.
- Ensure all kitchen and bathroom fixtures are operational.
- Verify that all electrical installations are compliant.
- Produce certificates for gas and electrical works.
- Check that decoration work meets project specifications.
- Ensure all building regulations requirements are met.
- Confirm that all waste is properly disposed of.
- Conduct final clean-up and site inspection.
- Document all construction phases as per regulatory standards.
- Verify that all contracted works meet warranty criteria.