Refurbishment of Grange Farmhouse
Grange Road
Hainford
Norwich NR10 3BJ
Schedule of Works
We engaged the services of a builder to start the refurbishment of the farmhouse but
after two years, nothing is completed. We are now offering the work to reputable
and reliable builders to quote against the schedule of works.
In order of priority, the new build kitchen will be the first job to be completed. At the
moment, we have a utility room which is 85% finished; a toilet which is 85% finished.
It has taken 3 months for this work thus far.
New Build Kitchen
Utility Room & Downstairs Toilet
1. A trench is required to the external north facing side of the kitchen to take water
from the main kitchen and utility room. A drain and 2 x outlet pipes will join the main
drain into the foul water drainage system.
2. The utility room requires pipes boxing in (pipes have been run over the back
doorway due to lack of underground supply being installed by previous builder).
3. A sink and work surface to be built in utility room. The outlet for the sink is to be
run into the external drains.
4. 2 x small areas of tiling need to be completed. Two tiles are missing by the back
door and 3 tiles need to be placed in the doorway of the utility/dining room.
5. Grouting is required to approximately 41 wall tiles in the downstairs toilet. The
floor also requires grouting.
6. A bi-fold door has been hung but no fixtures attached to enable it to close and be
locked from the inside.
7. 2 x pieces of skirting to be fitted.
8. A heated towel rail is to be installed in the toilet.
9. The toilet window requires sealing as it is leaking in one corner when it rains.
10. Architrave to be fitted around the door and the wood stained.
Dining Area
1. Fit the door leading from the dining room to the utility room. Fit Architrave around
the door; stain both.
2. 2 x Window Boards required in the dining area.
3. 1 x window requires locking window catches.
4. Skirting board to be fitted around dining area.
5. Laminate flooring to be laid in dining area which adjoins the tiled kitchen flooring.
6. Snagging around the light fittings (the previous electrician cut holes in the ceiling
and light sockets, leaving them damaged and in need of filling/re-painting.
New Kitchen
1. New kitchen to be fitted in accordance with the drawings.
2. Sink to be plumbed in and an under sink water softener to be fitted.
3. A hole is to be drilled for the access pipe to the cooker (cooker is dual fuel and
needs LPG bottles on the external wall.
4. A chimney like canopy to be built over the cooker which will house the extractor
fan.
5. Tile between the units and the kitchen window ledge.
Main Lounge
1. Electrics to be completed. The consumer unit is in this room but the room
requires wall lights and plug sockets prior to plaster boarding. A TV socket is
required.
2. Box in the meter and consumer unit.
3. Ceiling to be re-plastered
4. A new fireplace is required. There is already an 8ins chimney liner and flue but I
want this reduced to 6ins to take a smaller woodburner.
5. Dot, Dab and plaster all the walls.
6. Fit a window board.
7. Fix the window catches.
8. Fit skirting board.
9. Although the kitchen walls were plastered, the door frame was never finished so
this needs to be done to enable access from the lounge to the kitchen/dining area.
New Office
1. Door architrave needs to be fitted and the architrave and door stained.
2. Skirting beneath this doorway needs to be completed and beside the French
doors.
3. The French doors require a pane of glass fitted and any beading missing, to be
replaced. The step also requires finishing.
4. A Fax socket and separate phone socket need to be installed.
Main Reception Area
1. Front door requires a weather board fitting as water comes under the door.
2. The inner porch door needs fitting and a new lock put on. The door needs to be
painted white in the porch and stained from the inside to look in keeping with the
other doors.
3. The floor needs to be levelled in a small area by the fireplace.
4. The door surround to the left hand cupboard needs to be completed.
5. A new phone socket needs to be fitted.
Main Staircase
1. Bannister and Balustrade needs to be fitted, stained and varnished.
Family Bathroom
1. All electrics need to be completed to cater for the water tank/immersion heater; a
shower unit and lights.
2. A new window will required fitting. As the existing window is not in the correct
place, it will require some remedial work to extend the opening or even move the
window to a better setting.
3. Drop the tank down to floor level and build an airing cupboard with shelves above
the tank and not below as was.
4. Drop ceiling height. Insulate above.
5. Fit a freestanding bath. Fit a toilet.
6. I want to create an old worlde bathroom and am looking for a long pine table with
room underneath for a shelf. I want 2 x basins inserting into the top of the table.
Landing 1
1. Needs plug sockets and sockets for the electric radiators.
2. 5 x doorways need to be lined; doors fitted/stained and varnished and architrave
fitted. All door furniture & locks to be fitted.
3. Skirting board to be fitted.
4. Floor to be made good where floorboards are missing
Bedroom 1
1. Ensuite needs to be installed; shower, toilet; basin and heated towel rail. Install
vent axia.
2. Ceiling insulated; plasterboarded and plastered.
3. Fitted wardrobes to be made in the gap at the side of the fireplace.
4. Dot and dab all walls and plaster.
5. Floor to be made good.
6. Skirting board to be fitted.
Landing 2
1. Electrics; plug sockets and a socket for the electric radiator.
2. Finish off around the shower room door entrance.
.
Bedroom 2
1. Remove old fireplace & make good walls.
2. Built in wardrobes either side of the fireplace.
3. Electrics need to be re-organised. Lights/Wall lights and plug sockets. A TV Arial
socket needs to be fitted.
4. Insulate above ceiling and plaster board/plaster ceiling.
5. Dot and Dab walls; plaster.
6. Fit a window board
7. Fit skirting board.
8. Fit architrave to inside of door.
Bedroom 3 is completed
Bedroom 4
1. Electrics required; wall lights; plug sockets and overhead lights.
required.
TV socket
2. Open up secret door between the holiday cottage and make good inside of the
cupboard in the cottage side. Ensure lock is fitted to the farmhouse side of the door.
3. Insulate ceiling; plasterboard and plaster.
4. Walls to be dot and dabbed; plaster.
5. Build fitted wardrobes.
6. 1 x window board.
7. Make good the floor.
8. Fit skirting board.
Bedroom 5
Because this bedroom has part of the old landing, it needs to be incorporated into
the bedroom itself.
1. The corridor; Remove old cupboard in the wall and fit a partial glass tiled wall to
bring light into the corridor.
2. Electrics need to be completed in this area; we have overhead light but need plug
sockets.
3. Build a wardrobe area at the end of this corridor.
4. Dot and Dab; plaster
5. Make good the flooring.
6. The bedroom itself: Door to be fitted.
7. Electrics required in the bedroom. Plug sockets either side of the bed; wall lights
and 1 x overhead light.
8. Coving to be removed and ceiling to be skimmed to get rid of artex.
9. New window to be fitted and window board fitted and stained.
10. Walls dot and dabbed; plastered.
11. Make good floors.
12. Fit skirting board
Ensuite
1. Archway from bedroom to bathroom.
2. Fit new window in ensuite
3. Fit shower, basin and toilet.
4. Fit heated towel rail.
5. Make good the floors.
6. Fit skirting boards.
7. All electrics to be completed including a vent axia.