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Basement Specialists 25 years experience Restoration Experts Award Winning Basement Specialists Restorations
If you are a landlord or about to become a landlord, how you renovate your rental property will depend on two main factors: the location of your property and who you intend to rent your property out to.
If, for example, your property is in a not-so-sought-after area, chances are that the rental income you receive will not justify a large spend on renovating the property. Similarly, if you are renting it out to students, it’s unlikely that you’ll want to use Farrow & Ball paint or Miele appliances.
On the other hand, if your property is in an affluent area and your tenants are likely to be young couples or families, then you may not mind spending a bit more to make it look and feel truly homely and luxurious.
However, regardless of where your property is or who your tenant is, there are some elements you must consider for any property to receive the highest possible rental yield.
If you need any help with renovating your rental property, give us a call on 0208 191 7595 or better still, why not book us in for a FREE consultation.
- Safety is no.1
As a landlord, you are legally required to providegas and electricity equipment and systems that are safe and installed by qualified suppliers. This is not an area to cut costs. Ensuring that your property is safe is your primary responsibility. Make sure you conduct all the gas and fire safety checks before renting it out.
PAT-test all white goods and electrical items by a qualified electrician.
If you are providing a furnished space, check all soft furnishings like sofa’s and upholstered chairs are fire-proof (they should have a label).
We recommend you conduct these safety checks before each new tenant moves in and provide the relevant certificates to your tenant as part of the tenancy documentation.
- Make it look good
No one is going to rent a property that doesn’t appeal to the eye at the first instance. A bright, airy and clean property will attract the right tenants at the price you want. Make sure your property is thoroughly cleaned and upgraded in between tenants.
A deep clean of the property, newly washed windows, a coat of paint, new curtains perhaps and fresh plants will add to the look and feel of the property.
- Think long-term
There are some things you MUST NOT compromise on whether your rental property is for a high-end tenant or not. These are:
Boilers – replacing a boiler is expensive and painful. We recommend you invest in a good quality boiler at the outset, installed by a qualified gas-safety certified engineer. A well-installed, good quality boiler can last at least 10-15 years.
Bathroom Fittings – Go for the good ones. Whilst you can cut costs on the ceramics (toilet, bath and sink), if you choose poor quality fittings, you are likely to receive regular calls from your tenants to repair leaks, change tap washers, shower heads and pipes.
Tiles – Tile all walls around a shower and bath, not just the bits you think will get wet. Overspray from a shower will damage walls, floors and decorations, and cost you a lot more than a couple of square metres of tiling.
- Everyone loves storage
Give your tenants plenty of storage. This will allow them to keep the property clutter-free and tidy. Invest in building storage if you don’t have enough. Fitted cupboards, loft access, garage access, storage cupboards under the staircase and in-built bookshelves amongst others can give your tenants the space they need to neatly tuck their stuff out of sight.
- Furniture & Flooring – strike a balance
When you are buying furniture for a rental property, you’ll have to strike a balance between choosing that which you love and that which is practical. Choose hard-wearing, good quality and aesthetically pleasing furniture, especially if you expect wear and tear.
We’ve always advised clients not to “go for the cheap.” Whilst, this may save you money in the short-term, you will pay for it in the long-term by needing to replace it sooner than you had expected.
Laminates are one of the best options for flooring for a rental property. Carpets are not practical. They can get extremely dirty and need regular replacing. We suggest you choose mid to top end laminate boards as they are more robust and need much less attention than real or engineered wood. Washed oak and French grey are very popular finishes these days.
- Let there be light
A property that’s dark and dingy will put off any potential tenants. If there is not enough natural sunlight, install lamps and other forms of lighting to brighten up the place. You don’t need to spend a fortune on lighting. Go for neutral, plain coloured floor and table lamps that give the space a sense of airiness. If you have ceiling light fixtures, choose lampshades that face downwards to spread the light. Avoid large, ornate chandeliers that may not be to your tenant’s taste. The simpler the better.
As builders, we have worked with several clients on sprucing up their rental properties so that it looks great, but doesn’t break the bank. At the end of the day, if it looks and feel like a home, your tenants are likely to treat it as such.
Give us a call on 0208 191 7595 if you’d like to have a chat on how we can help you get your property tenant-ready.
Why not download our brochure to have a look at the kind of work we do?
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If you are embarking on a property renovations project, planning is key. You need to have all the major players in place before you can break ground, including architects, interior designers, builders and surveyors. At SDA Build London, our years of experience working on high-end property renovation projects have taught us the importance of working together and managing all the components that are involved in a property renovation project. So, not only are we building contractors, but we can manage your entire build from start to finish, including helping you choose the right architects, designers and suppliers for your project.
Whilst we have worked with some of London’s most talented and creative architects and designers, we are happy to work with your architect or designer. It’s important that your builders, architects and designers work closely together as a team to achieve your vision.
One of the most important people in your property renovation project is your architect. Without him or her, there is no project. It’s vital therefore, to find an architect that shares your vision, has the necessary skills and creative flair to implement that vision and one that has a working style you can align yourself to.
7 questions to ask when choosing an architect
(we suggest reviewing at least 3 accredited architects before taking a decision).
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Have you worked in the local area?
Architects who have worked in the area are more likely to know the local planning rules and regulations. It’s important that they understand the local authority planning rules and regulations and know the latest building regulations required. If they don’t, their design might be great, but if it can’t be built, your money is wasted.
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What are the size of projects you have done in the past?
Depending on the size of your project, you need to find out what kind of work the architect has done in the past. For example, if you need a complete rebuild of a large detached house, you don’t want someone whose biggest project has been a side extension. Make sure you see some of the work they have done first hand and speak to previous clients. Ask detailed questions on the architect’s ability to find solutions to problems that may arise during the build (they always do).
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Can you project manage?
It’s one thing to create designs for a property renovation project, it’s altogether another thing to manage all the aspects of the project. You need to find out how the architect works. Does he or she give your contractor all the drawings and leaves it to them to implement, or is the architect hands on, managing the various aspects of the project themselves including the builders, electricians, building control surveyors, etc.? This also depends on how involved you want the architect to be in terms of project management.
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Do you have any areas of specialisation?
Again, depending on the kind of work you are doing, you will need an architect who’s experienced in what you need. For example, basement conversion specialists, restoration or preservation specialists, green energy specialists or any other area of expertise that needs specialist treatment.
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What would you do with my project?
Whilst you may have an idea of what you want, does the architect make recommendations and suggestions? You can gauge an architect’s interest in a project by the time spent at your property in the first meeting, whether they listen to you and whether they have any immediate suggestions. Don’t expect them to give you all their thoughts before you officially hire them, but you should be able to assess their enthusiasm.
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Do you work with a specific structural engineer?
Architects and structural engineers work closely with each other and most architects have their own structural engineers they like to work with. Find out how many projects they have worked on together.
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How well do you manage timescales?
One of the most annoying aspects for a contractor is to have to chase architects and structural engineers for drawings and often projects are unnecessarily delayed because the architect has not sent the relevant drawings to your builder. Make sure the architect is responsive via email or mobile and comes back with answers to your queries in a timely manner or you will spend considerable amounts of time chasing for drawings and responses to any issues that may crop up.
Hiring an architect is one of the most important decisions you will make in your property renovation project. Make sure you do your homework by asking for references from previous clients and builders they have worked it. Make sure they are accredited by RIBA or any of the other industry accreditation bodies.
The SDA Build London team work with experienced architects that have a variety of specialisations. If you are thinking about a property renovation project, give us a call on 0208 191 7595 or email us at enquiries@sdabuildlondon.co.uk for a chat.
Why not book a FREE (no obligation) consultation? A member of our team will come around to your property, assess your needs, make some recommendations and provide you with a quote.
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We pride ourself in the high quality of property renovation services we offer. If you are about to start a property renovation project, whether its an extension or basement conversion, make sure your architect is on point with regards to the type and depth of foundation needed. Starting a property renovation project is daunting to say the least. As a homeowner, the question of “where to start?” is often overwhelming.
The SDA Build London team takes care of it all, from start to finish so that you don’t have to worry about the technical and regulatory requirements. Please do not hesitate to give us a call or e-mail us if you want any advice at all.
For a complete property renovation project, we usually start with the foundations. Various factors need to be considered including current foundation depths, soil composition and drainage systems amongst others. It’s key to get the foundation right when you are undertaking an extensive property renovation project. A foundation will not get passed by building control who will deem it unsafe for habitation if the latest building control regulations and standards are not adhered to. Before commencing full-blown excavations, we recommend that your builder digs a small area to assess current foundation depths. It is advisable to call your building control surveyor at this stage, who will be able to advise you on the depth and type of foundation you will require for your project.
Sourced from the Homebuilding & Renovation website, we found a handy guide on getting your foundation going.
What is a Soil Survey and Do I Need One?
A soil survey or investigation can help determine the type of foundations needed. This involves holes being dug at various points on the site and extrapolating the findings in each hole to assume the subsoil conditions throughout the site.
Soil investigations can prove very useful but are not a prerequisite. Most sites start without a formal soil investigation, relying instead on either the knowledge of the designer, or the local expertise of the building inspector.
What Type of Foundations Do I Need?
Simple Foundations
The standard routine is to place as little solid concrete as possible into trenches (minimum of 250mm) and then to build up from this in blockwork until ground level, where the walls switch to brick or stone or whatever the chosen external cladding should be.
This is known as a strip foundation (see image 3 below). A widely used alternative is to fill the trenches with ready-mix concrete to just below ground level (trenchfill, image 2) which saves labour but adds to foundation costs. Just above ground level, the footings are topped with a damp-proof course and then the ground floor is fixed.
Engineered Foundations
If the ground is deemed to be difficult, there are a number of options — all of them considerably more expensive than straightforward foundations.
The simplest solution is just to dig the foundation trenches deeper and then fill with a much greater depth of concrete, sometimes fitting sheets of polystyrene beside the trenches to act as a slip membrane.
However, there comes a depth (around 2.5m deep) beyond which it becomes impractical and dangerous to work, and the amount of concrete needed to fill the space becomes prohibitively expensive.
If the site requires deep foundations in more than a couple of spots, then it is now usual to use a different approach, most often piling, occasionally using concrete rafts.
Piled Foundations
Some housebuilders now use piled foundations on every site because the costs are predictable. Piles are driven into the ground and then filled with concrete, and the whole foundation gets topped with a ground beam to build off.
Raft Foundations
As the name suggests, a concrete raft is designed to ‘float’ on the ground beneath. The structure is made up of an extra-thick floor slab, strengthened by masses on steel reinforcing. Rafts have the advantage of providing the base of a ground floor solution, not just wall trenching, but they are reckoned to be rather more complex to construct.
How Much Will My Foundations Cost?
Try as you might, the foundations are the one part of a building project that you cannot fully plan out until you start on site. Ground conditions vary and often problems only make themselves known when you break ground.
Costs will also vary depending on the foundation type you choose, with strip foundations being the least expensive.
It is also worth ensuring that you have a contingency budget available at this stage to be able to react to any unforeseen issues that may occur when you break ground.
How Do I Prepare the Site for Foundations?
A datum level must be set up for the eventual oversite level so that all trenches can be dug to accommodate that. On sloping ground, or with a design that employs differing oversite levels, that may mean that you should be prepared for shuttering with suitable 50x100mm timber.
You will typically need:
- mesh reinforcement in the foundation concrete
- compressible material for lining the trenches
- a polythene slip membrane
- cut metal pins to use as markers ready on site
- several rakes and pairs of wellies (you’ll be surprised how many people turn up for work in trainers)
- to be aware of any lead-in times. If the engineers have designed a foundation that requires reinforcement cages, these may have to be manufactured off site
- to think ahead to getting the services into the house, so get some lengths of pipe or ducting to take through the concrete.
What Factors Can Affect Foundations?
Tree Roots
Where the foundations are affected by tree roots (or their previous removal), you may be required to employ a fairly deep trench filled with concrete but with a compressible material to one or both sides of the external trenches to counteract any heave or expansion in the ground.
Water Pipes
Water pipes must enter the building at a depth of at least 750mm but no more than 1.35m below ground. If that means that they pass through a concrete foundation then they must either be laid prior to pouring or, better still, a duct installed for them to be pushed through later.
Sewage Pipes
If sewage pipes leaving the building have to be deeper than the top of the foundation concrete then they should also be ducted; they cannot be trapped within the concrete and must be able to move freely.
Electricity and Gas
Electricity and gas don’t usually need to be ducted or installed at this point as they are normally surface mounted. Finally, the building and warranty inspectors will have to approve the excavated foundations prior to any concrete being poured.
The information above is technical in nature and usually it’s your architect, builder and building control surveyor who will manage these details. However, if it’s your home or a home that you are developing to sell, we believe it’s important for you to have as much information as possible.
If you are thinking about a rebuild or a refurbishment of a property you own, why not get us around for a FREE, no obligation consultation. One of our experienced colleagues will visit your site, discuss your needs and give you our recommendations.
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When embarking on a property renovation project, being organised and systematic is the first step towards ensuring a smooth process.
Whilst building your dream extension, basement or loft conversion is exciting and you want to start work with all guns blazing, it’s a good idea to slow things down and take your time in planning every little detail. You’ll be surprised about how many fine points you will need to consider.
We recommend starting the groundwork well in advance of when you want the building work to start. For many of our clients that means a year in advance give or take to obtain the necessary permissions, iron out any issues with neighbours and conduct in-depth research on builders, costs, kitchens, bathrooms, flooring, decking and all the nitty grittys of your property renovation project.
SDA Build London has created a FREE downloadable Project Management Checklist that might help you plan your project … step by step.
So, what are the aspects of a property renovation project that you need to consider?
The first step is to appoint an architect to create your plans and submit them to your council for planning permission. The architect is a vital member of your team as nothing can progress until the drawings and plans have been approved by the local council. It is advisable to choose a local architect who knows the rules and regulations of your area. If, for example, you live in a conservation area, planning regulations and restrictions will differ from those outside the conservation area. It’s usually the local architects who are aware of do’s and don’ts.
Planning permission approvals take 8 weeks from the date of submission, assuming there are no problems. If your plans need to be amended or your neighbour objects, this 8-week timeline might be stretched until the council, the neighbours and yourself are happy.
You will need a structural engineer to prepare detailed structural drawings so a builder can give you a quote. We’ve sometimes had clients ask us to quote based on planning permission drawings. Whilst we can provide very rough estimates with planning permission drawings, it’s impossible to prepare a detailed quote without structural drawings that tell us how much material we will need to complete your project.
You will also need building control permissions. Building controls are minimum standards for design, construction and alterations to almost every building. You will need to get building control approvals by applying via the Planning Portal. This is usually done or should be done by your architect prior to commencing work. Once you have given a Building Notice or submitted Full Plans, you can start work at any time, but you must give the Local Authority a Commencement Notice at least two clear days (not including the day on which you give notice and any Saturday, Sunday, Bank or public holiday) before doing so.
Do give us a call on 0208 191 7595 or drop us an email at enquiries@sdabuildlondon.co.uk if you’d like a FREE consultation on how we can help plan your renovation project.
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Coming to the end of a home renovation is a time of mixed emotions – excitement, frustration, worry and, most of all, impatience to settle back in and have your home to yourself. However eager you are to get back to normal, though, the process will be smoother if you hold off a little. Follow these tips to make putting your home back together as seamless as possible.
Please click here to read the article on Houzz.
Give the SDA Build London team a call if you are thinking about a property renovation project. We’ll be happy to come around for a FREE consultation on what you can and should be doing to enhance your property’s value. Call 0208 191 7595 or email us at enquiries@sdabuildlondon.co.uk to book an appointment.
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