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Probate Sale
A full refurbishment of a family home, ready for the next generation
The problem
While we usually work locally, we took this project on in Lincolnshire for a customer who was very eager to work with us. Having already moved into a brand new home in Bristol, the old family home in Lincolnshire became immediately vacant, so it needed to be sold quickly and for a reasonable price.
The solution
The client had been given an initial valuation of £190,000 for this extended four-bedroom ex-Council house. We did a market appraisal using comparable, recently sold, nearby properties in top condition. We estimated a potential uplift of up to £48,000 and provided a fully costed proposal to achieve this, including:
Emptying the house of all the possessions to be retained and delivering them to two locations in Bristol
Disposing of the remaining possessions, carpets, fitted furniture, and tidying-up the garden
Fully redecorating the internals of the property, and fitting new carpets and underlay throughout
Removing disability aids, such as handles, shower seats, and a stair lift
Deep-cleaning the kitchen, bathrooms and toilet, replacing toilet seats, switches, sockets, pendants and smoke alarms, and adding a Nest thermostat
The outcome
Following our four-week programme of work, the property was valued by three local agents, with two valuations both at £250,000, and one at £220,000. A week after being listed at £250,000 an offer was accepted from first-time buyers at £240,000 which completed (following some further negotiation from the buyers) at £232,500.
The work we did to the house increased its value by £42,500 (after negotiations), providing a return on investment of £20,000.
Master Bedroom Before
Dark colour palette, stained carpet, wallpaper over damaged and cramped fitted furniture, damaged light fittings and overpainted switches, with redundant wiring exposed.
Master Bedroom After
Stripped damaged fitted furniture, redecorated and replaced carpets. Changed damaged light fittings, removed reduntant wiring, and replaced all switches and sockets. Cleaned PVC windows and radiator.
Bedroom 2 Before
Broken Sliding wardrobe, pine cladding, dado rail, multiple layers of textured wallpaper covering cracks and holes in chimney breast. Redundant cables, broken sockets, and stained light switch.
Bedroom 2 After
Wallpaper and timber stripped, walls and ceilings repaired, sanded and painted, with new carpet, skirting, electrical sockets, switches and chimney vent. Stripped, and Cleaned PVC windows and radiator.
Bedroom 3 Before
Layers of textured wallpaper covering cracked walls, redundant wiring exposed on walls and stained carpet. Damaged floorboards and artex.
Bedroom 3 After
Walls stripped, filled, sanded, and painted. Cleaned PVC windows and radiator. New carpets and underlay. Repaired floorboards and artex. Installed and painted new skirting boards. Replaced all electrical fittings.
Bedroom 4 Before
Layers of textured wallpaper covering cracked walls, and stained carpet.
Bedroom 4 After
Walls stripped, filled, sanded, and painted. PVC Windows cleaned and new carpets installed. Fitted and painted new skirting boards. Replaced all electrical fittings.
Lounge Before
Cracked ceiling, stained carpets, mis-matched and overpainted electrical fittings two-tone colors and pine skirting.
Lounge After
Filled crack, replaced carpets and fully redecorated including skirting and architrave. Replaced all electrical fittings.
Kitchen Before
Broken toe-kicks, leaking sink, dirty cupboards, worktops and appliances, leaking fridge, cracked walls and faulty wiring.
Kitchen After
Fixed toe-kicks and leaking sink, cleaned cupboards, worktops and appliances. Recycled fridge, repaired cracked walls and wiring. Replaced and cleaned electrical switches, sockets and light fittings. Cleaned windows, radiators and floor. Redecorated throughout including skirting boards and architrave.
Ensuite Before
Stained flooring and broken toilet seat, disability aids in shower and on walls. Poor quality grouting left proud on tiles. Shower set low for disabled use. Dirty extractor fan, towel rail and light pull.
Ensuite After
Replaced flooring and toilet seat. Removed disability aids covering screw holes with roll and towel holders, and specialist 'smart repairs' over holes in shower walls. Sanded grouting back and cleaned tiles. Set shower to normal height, cleaned extractor fan, replaced light pull and polished towel rail, taps and shower fittings.
Family Room Before
Sticking internal door, stained carpets and two-tone colour scheme. Dark pine skirting boards, over-painted sockets, switches and light fittings.
Family Room After
Planed internal door, replaced carpets, cleaned patio doors and windows, and redecorated. Painted skirting boards, replaced all sockets, switches and light fittings.
Bathroom Before
Rusty bathroom cabinet, discoloured toilet seat, disabled aids, stained shower enclosure and light pull. Shower set low for disabled use. Broken plug hole. Old concertina door needed replacement into what was a non-standard sized door frame.
Bathroom After
Removed cabinet, replaced toilet seat, deep-cleaned room and window, polished all fittings, replaced light pull and plug hole, removed disabled aids, raised shower rail, and used specialist smart repair company to repair holes. Remanufactured a standard door to fit the frame, and hung it.
Landing During
Dark colour scheme, damaged artex, and badly damaged walls that had been covered over with pine cladding, dado rails, and pine louvred cupboards. Overpainted mismatched electrical fittings and thermostat that no longer worked.
Landing After
Repainted, repaired artex, and replastered and repaired damaged walls haviung stripped pine cladding and cupboards. Installed new boiler cupboard and electrical fittings, and fitted new Nest thermostat.
Stairs Before
Stained carpet and badly damaged walls that had been covered over with pine cladding, dado rails, and textured wallpaper. Overpainted mismatched electrical fittings, a stair lift was installed and the smoke alarm was faulty.
Stairs After
Replaced carpet, filled and completely refinished the walls having removed the wood work and textured wallpaper. Replaced electrical fittings with matching new ones, removed the stairlift, recycled it, and installed new smoke alarm.
Project Summary
Project Duration: 4 weeks
Internal Area: 127 square metres
Original valuation: £190,000
Sale Price: £232,500
Invoice total: £22,500 (including all travel and accommodation)
Increase in value: £42,500
ROI: £20,000
Time to sell: 1 week
"The Asbestos testing was very helpful during the negotiations. We're very happy with the outcome. Thank you once again for all your support. I will follow up again with an estimation of the ROI. But for sure it's >£20k."
LM, Bristol
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