HassanZ Posted October 29, 2011 Share Posted October 29, 2011 Hi all, I have a house which I rent out. Prior to my purchase, the kitchen was re-done. It looks as though somebody invovled in the designing of the kitchen lacked common sense as they built the kitchen AROUND the washing machine. I received a call from the tenants informing me the washing machine has stopped working (I dreaded this day ever since I purchased the house, as I knew it would be a pain in the backside removing the washing machine from there). As the kitchen as been built around the washing machine, the kitchen will need to be dismantled to allow the washing machine to come out as it is being replaced by a new one. Whilst this is being undertaken, I thought it would be best to just re-shuffle the kitchen around so the washing machine can be removed easily in the future without having to take apart the whole kitchen again. How much would I be looking at getting the sink and washing machine swapped around, so the washing machine is closer to the door and the sink is nearer to the back wall? I haven't spoke to any kitchen fitters yet and I just thought I would ask here for a rough ball park figure of the cost/work involved. I know the plumbing and pipework will need to be extended to allow the relocation of th sink and washing machine. I'm looking at purchasing the worktop and pipework myself so it will just be the labour costs I'm concerned about. I will need to get this sorted as soon as possible to keep my tenants happy Note: The worktop on the opposite side of the kitchen (same size as the side pictured) will also need to be replaced so both sides match. I forgot to take a photo of the opposite side of the kitchen. Unfortunately I don't have the ability to carry out the work myself so I'll have to hire a professional (I'm only just turned 24 so I lack the experience and skill required ) Photos of the kitchen are attached. All your help, assistance and advice is very much appreciated. Hassan Quote Link to comment Share on other sites More sharing options...
Ekona Posted October 29, 2011 Share Posted October 29, 2011 I was going to say a couple of hundred quid until I saw the size of the gap between the two worktops. Now I'd say nearer £500, 'cost that's just going to be a PITA. Also, let the plumber supply his own pipe and fittings, you'll only buy crap from B&Q and there's nothing worse than trying to do some work for someone with cheap fittings. The extra labour needed to stop the fittings leaking will wipe out any cost saving and then some! Quote Link to comment Share on other sites More sharing options...
HassanZ Posted October 29, 2011 Author Share Posted October 29, 2011 I was going to say a couple of hundred quid until I saw the size of the gap between the two worktops. Now I'd say nearer £500, 'cost that's just going to be a PITA. Also, let the plumber supply his own pipe and fittings, you'll only buy crap from B&Q and there's nothing worse than trying to do some work for someone with cheap fittings. The extra labour needed to stop the fittings leaking will wipe out any cost saving and then some! £500 really!? Daym...I thought it wouldn't be much of a big job as I assumed it would be simply removing the worktop then 'shifting' the unit with the sink built-in up towards the wall (after disconnecting the pipework) and pushing the washing machine in the opposite direction. What would I be paying most of the labour for? Just to add, all the units/doors etc are remaining the same. The only bit of the kitchen that is being replaced is the worktop, as the sink hole will be closer to the wall. Thank you for your reply mate, much appreciated I'm glad I did post up here first, I would have died of a heart attack if I spoke to a kitchen specialist and received a quotation first! Quote Link to comment Share on other sites More sharing options...
DoogyRev Posted October 29, 2011 Share Posted October 29, 2011 Cut the washing machine into manageable bit so you can get it out, move the cupboard to the far end, get a plumber to move the pipe to the near end... fit new washing machine You should be able to slide the cupboards/drawer unit down without too much hassle unless whoever put in it slapped his thigh and said Yee Haa Quote Link to comment Share on other sites More sharing options...
leonk Posted October 29, 2011 Share Posted October 29, 2011 +1 with Ekona. If you can get this done for less than £500 you've done well. Again as Ekona says plumbing materials negligible so get a price inc materials for plumbing. ( if not, they'll only blame/charge you extra when what you supply leaks or doesn't fit. ) You supply work tops and just get a price for re fitting tops and units. Quote Link to comment Share on other sites More sharing options...
leonk Posted October 29, 2011 Share Posted October 29, 2011 DoogyRev........ Have I seen you on rogue traders???? £480 cash up front for materials eh Quote Link to comment Share on other sites More sharing options...
Zugara Posted October 29, 2011 Share Posted October 29, 2011 You should also hang the washing machine door on the other side to allow easier access for the tenants? Wow, thats a narrow kitchen..... Quote Link to comment Share on other sites More sharing options...
Ekona Posted October 29, 2011 Share Posted October 29, 2011 Remove all units, remove washing machine, remove sink from old worktop, cut new worktop, fit sink, cut back/extend waste & water supplies, refit units, fit new worktop, connect and test. A day's work and because the space is limited (especially when you've got both units in and you're crouched down trying to work between them doing the connections) I'd put a bit extra on top for the ballache. That would include materials though to be fair, and allowing for the replacing of the inevitable broken tiles when you remove the worktops. *EDIT* Just re-read your post, you want the worktop replaced both sides? Yup, I'll stick with £500 easy, although it may be less up your way: I'm working on SE prices here. Quote Link to comment Share on other sites More sharing options...
HassanZ Posted October 29, 2011 Author Share Posted October 29, 2011 Cut the washing machine into manageable bit so you can get it out, move the cupboard to the far end, get a plumber to move the pipe to the near end... fit new washing machine You should be able to slide the cupboards/drawer unit down without too much hassle unless whoever put in it slapped his thigh and said Yee Haa I've been told the units are on legs but has a plank of wood covering the gap up (forgot what they're called!) making it look like it's fixed to the ground. So I'm guessing the sink unit can simply be picked up and dropped next to the wall. This should mean minimum dismantling is required? Quote Link to comment Share on other sites More sharing options...
DoogyRev Posted October 29, 2011 Share Posted October 29, 2011 DoogyRev........ Have I seen you on rogue traders???? £480 cash up front for materials eh PMSL Thanks god I know bugger all about building Quote Link to comment Share on other sites More sharing options...
ace Posted October 29, 2011 Share Posted October 29, 2011 Cut the washing machine into manageable bit so you can get it out, move the cupboard to the far end, get a plumber to move the pipe to the near end... fit new washing machine You should be able to slide the cupboards/drawer unit down without too much hassle unless whoever put in it slapped his thigh and said Yee Haa DoogyRev are you a kitchen fitter? Quote Link to comment Share on other sites More sharing options...
ATTAK Z Posted October 29, 2011 Share Posted October 29, 2011 Lateral thinker here ..... leave the sink side of the kitchen as it is .... revise RHS units to allow enough space for washing machine to be replaced .... does that make sense ? Quote Link to comment Share on other sites More sharing options...
Neilp Posted October 29, 2011 Share Posted October 29, 2011 Remove all units, remove washing machine, remove sink from old worktop, cut new worktop, fit sink, cut back/extend waste & water supplies, refit units, fit new worktop, connect and test. A day's work and because the space is limited (especially when you've got both units in and you're crouched down trying to work between them doing the connections) I'd put a bit extra on top for the ballache. That would include materials though to be fair, and allowing for the replacing of the inevitable broken tiles when you remove the worktops. *EDIT* Just re-read your post, you want the worktop replaced both sides? Yup, I'll stick with £500 easy, although it may be less up your way: I'm working on SE prices here. As dan said don't buy pipework. If someone done that on a job I was doing I'd be telling you to take it back. We have our own wholesalers that we use regularly. I'd say dans being very fair with that price. I'd be chargin more and there could be other problems with movin pipework as the units will need to be adjusted to allow the pipework and drains to fit behind. I'd be saying a couple of hundred more than Dans price to be honest. I'd be bringing a joiner with me to do the dismantling and refit so he would need paid also. Quote Link to comment Share on other sites More sharing options...
HassanZ Posted October 29, 2011 Author Share Posted October 29, 2011 I've just spoken to my far cousin who does this for a living. He's going to have a look and provide me with a quotation tomorrow. He said he will source the worktop and fittings for me also. Let's see if 'mates rates' comes in to play over here I've already sourced a Bosch washing machine for £120 delivered from a local appliance store. I am shocked, I didn't think I'd be looking into the hundreds for labour alone! Quote Link to comment Share on other sites More sharing options...
leonk Posted October 29, 2011 Share Posted October 29, 2011 The sink carcass will already have been butchered to fit it in its existing position with all the pipes/waste etc. It is not a simple matter of "sliding it across". Is there a power point for the washing machine in its intended new position. If not, add a sparky into the equation. Not trying to put a downer on this but we do refurbs for landlords for a living. Quote Link to comment Share on other sites More sharing options...
iain10101 Posted October 29, 2011 Share Posted October 29, 2011 I fit kitchens for a living and That washing machine is never gonna come out through that galley! Worktops off inc sink, lift out heavy washing machine, two man job, move two existing units to the wall where the washing machine is, then put new washing machine to what i presume is the entrance to the kitchen and buy an end panel to cover the side of the washing machine. Job done, would take best part of a day but wouldnt cost you £500 as you would only need material wise a few plumbing fittings and some 1 1/2" waste pipe. Around £300 ish if you can find someone that knows what they are doing. Quote Link to comment Share on other sites More sharing options...
HassanZ Posted October 29, 2011 Author Share Posted October 29, 2011 Being a landlord is a pain in the backside at times... especially when the tenants are students! Quote Link to comment Share on other sites More sharing options...
DoogyRev Posted October 29, 2011 Share Posted October 29, 2011 Cut the washing machine into manageable bit so you can get it out, move the cupboard to the far end, get a plumber to move the pipe to the near end... fit new washing machine You should be able to slide the cupboards/drawer unit down without too much hassle unless whoever put in it slapped his thigh and said Yee Haa DoogyRev are you a kitchen fitter? No........ err..... Yes....... Quote Link to comment Share on other sites More sharing options...
ace Posted October 29, 2011 Share Posted October 29, 2011 just by looking at the picture I can tell the washing machine is not back to the wall probably because the waste pipe is there. You may be able to just run a knife around the silicon sealant to slide the worktop out but it could take some wall tiles with it, a carpenter will charge you to cut the new worktop to size and the hole for the sink. looking at the picture again your not going to be able to slide the old worktop out it will have to be cut into sections and to get the new worktop in your going to have to remove the tiles on the end wall or have a large fillet of sealent. Quote Link to comment Share on other sites More sharing options...
leonk Posted October 29, 2011 Share Posted October 29, 2011 AttakZ might have the best/cheapest answer... Just cut through the work top above washer and make that section removeable with metal edging strips. Bit of a bodge but CHEAP, Edit Looked at pics again, not possible, sink overhangs washer. Quote Link to comment Share on other sites More sharing options...
HassanZ Posted October 29, 2011 Author Share Posted October 29, 2011 It's so fascinating how much valuable advice you can obtain from a car forum. It seems as though there's at least one person specialising in each profession that exist on this globe! Hats off to all of you who have provided me with the help and advice I require. Thanks a lot for all your input, I will speak to my cousin tomorrow and see what he has to say. I will take all your advice on board and use it in our discussion tomorrow Lets hope he can do it and I receive a good quotation also! He can do electrics, carpentry and plumbing himself, so we should be able to complete the job without involving others hiking the cost up! We have agreed to move the sink and the units below towards the far end wall. Move the washing machine to the edge near the back door. Place a new worktop on top of the cabinets and washing machine across to the back door and place a support pole between the edge of the worktop and floor. The side of the washing machine will be exposed, that is not an issue being a rented property Quote Link to comment Share on other sites More sharing options...
Neilp Posted October 30, 2011 Share Posted October 30, 2011 I've just spoken to my far cousin who does this for a living. He's going to have a look and provide me with a quotation tomorrow. He said he will source the worktop and fittings for me also. Let's see if 'mates rates' comes in to play over here I've already sourced a Bosch washing machine for £120 delivered from a local appliance store. I am shocked, I didn't think I'd be looking into the hundreds for labour alone! Price always depends on who you use. My labour costs are high because of the way I carry out works. I'm very oldschool and very proud of how I work. If its not perfect then I wont leave it. When I complete works and leave you wouldn't know there has been an engineer in the house. If you pay cheap the usually you get what you pay for. If its your cousin i'd expect a decent price but don't let him get away with shawdy workmanship. Theres two different types of tradesman... a fitter and an engineer. Quote Link to comment Share on other sites More sharing options...
Zugara Posted October 30, 2011 Share Posted October 30, 2011 In that case, don't rent to students...... Being a landlord is a pain in the backside at times... especially when the tenants are students! Quote Link to comment Share on other sites More sharing options...
Neilp Posted October 30, 2011 Share Posted October 30, 2011 In that case, don't rent to students...... Being a landlord is a pain in the backside at times... especially when the tenants are students! They have probably been using it as a beer fridge anyways. Leave it where it is, buy another and plant it at the other side and get your cousin to plumb it in Quote Link to comment Share on other sites More sharing options...
leonk Posted October 30, 2011 Share Posted October 30, 2011 NeilP said "My labour costs are high" Neil your labour costs are not "high" they are the going rate for a qualified tradesman as opposed to someone on the dole who does a bit of plumbing and kitchen fitting for cash. Hassan we do a lot for student landlords and I know where you are coming from. However as an example of how profitable student letting can/should be we've just done a large terrace in Manchester bought for £160.000 spent £8,000 now with four students in each paying £360 per month (total £1440) . What else can you put £170k into at the moment that gives you over a grand a month? Quote Link to comment Share on other sites More sharing options...
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