[REFERENCE] Renovation of an old house in Karnobat area

Renovation of an old house in Karnobat areaThis old house was renovated on client’s request in a village near Karnobat, Bourgas region. After the renovation the house is consisting of two bedrooms, kitchen/living room and internal bathroom with shower and toilet.


Freehold old houses with adjoining land are among the most attractive properties on the Bulgarian real estate market. Most of these rural houses can be found in authentic Bulgarian villages located close to the big cities or near some summer and winters resort.


This house is a typical example for an old Bulgarian house in need of repair. If you are a looking for a house in Bulgaria you will be offered many houses in similar condition like this one. The pictures will give you an idea of the works needed for such a repair.


The property - an old rural house is situated in a village 48 km away from Bourgas and it is privately owned by an UK citizen. All repairs were carried out very carefully and responsibly by our company.

1. Checking the roof

It is very important to check the existing roof for leaks before starting the repair and to find out what the general condition of the roof is. This first step is of high importance and should be performed very responsibly.




Old house in need of renovation in Karnobat, Bulgaria

Initial viewing of this property showed that the existing roof and chimney are in need of some repair. Total renewing or replacement of the roof was not needed nor required. The only problems with the roof were that the construction of the roof was hanged down from the eastern side and there was a leak by the chimney.


Viewing of the old roof construction

Viewing of the old roof construction




The ceiling in one of the rooms was destroyed because of the poor condition and used as and entrance to the space under the roofNew beams to support to roof


On the left: The ceiling in one of the rooms was destroyed because of the poor condition and used as and entrance to the space under the roof.
On the right: New beams to support to roof.


Removal of the leak by the chimney with new sheet metal flashing
Removal of the leak by the chimney with new sheet metal flashing


2. Designing a living room with an open plan kitchen by removing the old parting wall

In this case the client required uniting two small premises in one spacious living room with an open plan kitchen thus the old wall has to be removed.

This parting wall that will be demolished

This parting wall that will be demolished

and replaced with new roof support wooden beam


…and replaced with new roof support wooden beam.


3. Building of a new internal bathroom & WC

Usually most of old rural houses in Bulgaria do not have internal bathroom & WC.

The existing entrance where the new bathroom & WC will be built.

Rough building of the bathroomRough building of the bathroom
Building the new bathroom.

Plastering of the bathroom & WC, new plumbing, piping and electrical wiringPlastering of the bathroom & WC, new plumbing, piping and electrical wiringPlastering of the bathroom & WC, new plumbing, piping and electrical wiring.

Tiling of walls and floor in the bathroom

Tiling of walls and floor in the bathroom




The finished bathroom.


4. Making an aperture for the new entrance to the house.

In this regard the old entrance hall has been turned into a bathroom& WC.
A new entrance door was made leading directly to the living room.

The existing old window on the site of the new entrance.

The existing old window on the site of the new entrance.

Taking off the old window and making an aperture for the new entrance Taking off the old window and making an aperture for the new entrance

Taking off the old window and making an aperture for the new entrance


New stairs made of concrete

New stairs made of concrete




Shaping the new entrance and preparation for placing a new entrance door.


New entrance door of aluminum

New entrance door of aluminum


5. New ceilings of plasterboard

The repair of an old house requires new ceilings. Usually the existing ones are too old and in poor condition. We recommend an entirely removal of the old ceilings and their replacement with new ceilings of plasterboard.

Taking off the old plaster and smooth plastering on the ceilings

Taking off the old plaster and smooth plastering on the ceilings.

Construction of the new ceilings

Construction of the new ceilings.

Fitting of plasterboard.

Fitting of plasterboard.

New ceilings of plasterboard ready for painting

New ceilings of plasterboard ready for painting.


6. Leveling of the floors.

The old floors were in poor condition, installing a laminate flooring would not be possible without leveling the floors first. This is done with sand-cement mix.

Leveling the floors Leveling the floors

Leveling the floors


7. Taking the old layers of paint off the walls

The previous owner had painted the walls so many times that old paint was falling off the walls in layers. It was necessary for us to take by hand all the paint off the walls before we apply the smooth plaster on the walls. This is a time /labour/ consuming job but it had to be done to guanrantee

Taking off the old plaster and paint

Taking off the old plaster and paint

The walls are primed and ready for smooth plastering

The walls are primed and ready for smooth plastering.

8. Replacing the old windows.

Taking off the old window wooden frames and their replacement with new PVC double glaze windows; fitting of new bathroom and entrance doors

Taking off the old windows Taking off the old windows

Taking off the old windows.

Fitting of new PVC windows and doors. Fitting of new PVC windows and doors.

Fitting of new PVC windows and doors.


9. New plumbing & piping and electrical wiring.

Making of new electrical wiring

Making of new electrical wiring.


Fitting of new plumbing and piping

new plumbing and piping.


10. Plastering.

Smooth plastering of the walls

Smooth plastering of the walls.

The walls are ready for latex painting and for laminate on the floorsThe walls are ready for latex painting and for laminate on the floors

The walls are ready for latex painting and for laminate on the floors.


11. Done

This is how it looks when all building works are finished. Final stages were painting of the walls and doors and installing laminate flooriing. The old doors werent replaced as they were in good condition, one of the doors was repairedand now they are looking lovely.











Builder in Bulgaria - Contact You can contact us if you are looking for a Builder in Bulgaria. We are general builders covering all aspects of construction including Property Renovation, Repairs and Property finishes in Bulgaria.
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Other houses renovated by our company


 

Building an extension & renovating an old house.

Building a new extension when renovating an old house is what our clients often require in order that their property becomes more functional, spacious and updated to modern standards. Here we show in pictures the bulding progress of attaching a new extension to an old house. The house is consisting of two bedrooms and the extension will serve as living roomce.


Read more about: Building an extension & renovating an old house

 


House refurbishment near Bourgas, Bulgaria

This house has been refurbished by our company for our client from the UK. It is located in a village in Bourgas region. The property is a three storey residential building comprising 6 bedrooms, 1 bathroom, 2 toilets, kitchen with dining area and a living room. The refurbishment of the house has already been started by previous building company but there were many works left unfinished. We were hired to finish the refurbishment of the house.


Read more about: House refurbishment near Bourgas, Bulgaria

 


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Renovating in Bulgaria made easy


Using your property agent as a builder?

Nice finishing on renovation works in BulgariaSo far the foreign property buyers in Bulgaria (mainly from the UK and Ireland) have used the services of their real estate agent. These companies with the exception of some large Bulgarian ones were often owned by UK citizens and were based in the UK or in Bulgaria.
Now, a few years later many of the real estate companies have disappeared from the property market due to the financial and economic crisis and the following crash of the property market. However lots of old properties have been purchased that now require a general renovation. In order that they sell their properties quickly most of the real estate companies have often convinced their clients that the renovation of an old property would be easy, cheap. Often the property is a “bargain” and a must buy.

After sale services?

But later on when the owner of this old property decides to contact the real estate company for assistance in regard with the renovation of his property it happens that the real estate company is off the market. If the company still operates they will start mediating between the building company that is due to make the renovation and the property owner.
The situation is very remarkable – all questions related to the renovation of the property that concern the owner from one hand and the decisions that the building company have to take from the other hand are not discussed directly between the two parties as it should be.
The real estate company receives a commission being a mediator between the builder and the owner and therefore it has no interest of both parties contacting each other directly. On most occasions there is also a language barrier between the builder and the foreign property owner and as a result of all mentioned above quite unique results can happen at the end.

Bad communication between owner and builder

Incorrect performance of the renovation which does not cover the owners’ requirements is the rule not the exception. Most of the real estate companies are professionals in their own branch but they are not familiar with building. Acting on behalf of the property owner sometimes they can not understand the owner’s wishes and requirements related with the renovation well and interpret them incorrectly to the builder. The results are:

  • irregular payments and delay in the terms
  • poor quality performance

Very often as a result of all these problems that may occur, the owner stops payments and the builder himself stops the renovation works at some stage thus leaving the property unfinished.

Don’t use your property agent as a builder!

Our company has been working on such unfinished properties for a long time and that is why we would like to advise you: do not use the real estate company that sold you the property as a mediator between you and the builder, try to find a building company instead that is experienced in renovations in order that you save problems in the future. Do not rely on causal builders (often called cowboys) who will offer you cheap renovation services but having no professional qualities. Be aware that it is very difficult and almost simply not possible to control the renovation works from a distance.

Surprised of renovation quality


This is how others install new PVC windows to replace old ones

This is how others install new PVC windows to replace old ones. More photos about what can go wrong while renovating in Bulgaria here

Some property owners are hiring a builder to renovate their property but as they are not staying in Bulgaria for a longer time and they have to rely on the builder’s consciousness that the renovation works will be performed in the agreed terms and quality in their absence. It happens very often though the owners are unpleasantly surprised when they are back to see their renovated property – either the works are not finished or are of a very poor quality only.

When hiring our building services

We have a very natural, professional and effective approach to our clients. Once we have cleared out what kind of renovation works are required from the property owner we prepare and send him an offer that includes all the stages of the renovation process that will be carried out by our building company and the term in which each stage will be completed. Payments are made also on stages; usually when a stage is finished we send photos to the owner thus he would be able the see the progress then he makes the next payment and we proceed further with the next stage.
This is the best way for the owner to have control over the whole renovation progress from the very beginning to the happy end.
We believe this is the best way to protect the interest and the rights of both parties – the owner and the builder. Our company guarantees high quality in building and renovation works and it is liable under Bulgarian laws.


Builder in Bulgaria - Contact You can contact us if you are looking for a Builder in Bulgaria. We are general builders covering all aspects of construction including Property Renovation, Repairs and Property finishes in Bulgaria.
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Cheap renovation to re-sell your Bulgarian property successfully


Basics of property renovation

Cheap property renovation in Bulgaria to re-sellThousands of real estates have been purchased, mostly as an investment, within the period from 2004 to 2009 in Bulgaria. Most of the Investors came from the UK and Ireland. They invested either in apartments on the Black sea coast and in old or new houses in rural areas planning to re-sell them in 4 or 5 years with good profit that was expected after Bulgaria joined the EU.

Perhaps the growth of the property prices should have happen as expected if it was not the world financial crisis in 2009 and the following 2010. Banks and other financial institutions have stopped their financial support to real estate deals and as a result of this the property market soon declined in both volume an price. Property deals are rare and there is no interest towards any kind of properties at the moment. Probably this process will continue in the next few years and then hopefully the property market will start to improve again.

The difference after this period of declining property deals however will be that future Investors from will be buying properties for personal use or permanent stay and not for quick speculative profits. Most of the properties which have been purchased by foreign Investors in the last few years are in a poor condition and their re-sale will not be possible without any (partial) repairs. While the apartments bought for investment may just need re-painting and eventually new tiles in the bathroom, toilet and kitchen, the old houses especially the rural ones require much more complex repairs and renovation to make them usable.

If you wish to update your rural property to modern standards you may find the following steps useful when making the renovation of the property:

Roof repair

Roof repair BulgariaIt is very important to check the roof condition. If the roof is leaking then this should be the first thing repaired. Roof repair is the most important thing because otherwise all internal renovation works would be of no use. In many cases there is no need to buy new tiles. The old roof tiles removed from the roof the wooden construction underneath is being repaired and then again the tiles are placed back of the roof.

Outside walls

If the outside walls are in poor condition – in many cases they are not even plastered - it is recommended to fix the plaster (if available) where needed are the plaster them. A whitewash is a cheap option for painting the house.

Windows

New PVC windows are a good option if the old ones are of poor quality. In case your old wooden joinery is hale but strong just re-paint it for refreshment effect.

And finally do not forget to re-paint all the rooms in the house. Applying new colors in the different premises will make your house more attractive and unique.

These cheap repairs will not cost you much but they can have a big effect for the successful sale of the property. If you decide that you may save the repair be aware that your property will continue to ruin in time and it is possible that you will have nothing to sell one day. More over most of these properties were purchased with bank loans and this necessitates taking prompt action by the owners for their quick sale.

A new tendency is being observed in the beginning of 2010. Some owners of such old houses prefer to make a full renovation of their property and to use the house for themselves, for permanent or seasonal living or for renting it out. Recently, we receive more enquiries from UK owners who are interested in full renovation valuation and some of them really proceed further with the project.

See also related article about Cheap facelinf of your home in Bulgaria on Questbg:
A Bulgarian home: cheap facelift


Builder in Bulgaria - Contact You can contact us if you are looking for a Builder in Bulgaria. We are general builders covering all aspects of construction including Property Renovation, Repairs and Property finishes in Bulgaria.
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What is the best time to build in Bulgaria


When to start building in Bulgaria

Best weather for building in BulgariaThis article will be useful for all foreign property owners who are planning to renovate a property in Bulgaria or to build a new one too. We will straighten the range within the boundaries of the Black sea coast (Bourgas region) where our company Investconsult Ltd. operates. The observations we would like to share with you are mostly related to our previous experience with property owners from the UK. Many of you have bought a property that needs renovation or a plot of land for building a new house. We have noticed that you do not always set the terms for starting and finishing the building or renovation works correctly and do not pay enough attention to the weather condition in Bulgaria that are quite different from those in the UK.

Building in resorts and sea towns

The first thing the owner should be aware is that if you intend to carry out some building activity in resorts, towns and villages on the Black sea coast, in most of them building activities are forbidden from middle of May to the end of September by the local authorities. This prohibition is due to the summer tourist season and seeks to assure comfort and peace to the millions of tourists spending their holidays here.

Building in summer months

But if is to be built or repaired in other areas, in the countryside for example it is good to be aware that the hot summer months (especially July and August) are not that optimal for any building activities. Often the daily temperatures are above 35º C and this leads to unsatisfactory results when wet processes are used. Concrete and every building material containing cement, like tiles adhesives, dry out very quickly and their use in such hot weather becomes ineffective and there is a risk that the cement falls down by next winter and you will have to redo or repair the job next summer.

The summer months are too hot for building in Bulgaria
The summermonths are too hot for building in Bulgaria

Building in winter months

Building activities in winter, especially in January and in February when the temperatures may go down way below 0º C should be avoid due to the reasons mentioned above - it is risky, of poor-quality and it is not worth doing something you will be sorry for later on. There are some supplements that can be added to the concrete, cement grout and adhesives and this allows working up to – 10º C but we would not recommend this. Every cement additive weakens its strength and makes it more difficult for application. That is why when the outside temperature gets very cold (below -5º C) outside building works should not be carried out.

Building in spring and autumn

Spring and autumn are the most suitable seasons for any kind of outside construction works. There are some rainy days during these seasons which make outside building works impossible on that day. But these days are great for indoor building works. Temperatures are great for brickwork, plastering, tiling, painting etc.

So it comes out that the building process depends very much on the weather conditions. In this regards, we would like to give you some practical advices depending on your investment intentions:

If you are planning to build a new house in Bulgaria:

  • Provide at least 6 months for preparation of the project and the relevant paperwork that is required for acquiring a building permission. Start this process in the beginning of the year and hopefully you would be ready to launch the project by September. Depending of the location of your future property, have in mind that within summer months (from May till September) building permission are not issued for properties on the Black sea coast. If this is the case you have to start preparing the project and the needed documentation a few months earlier in order that you receive your building permission by April.
  • Use the period from September till December to perform the construction building works – building the house shell and putting up a roof, thus the house will be ready for the rainy days. This way it would be possible to continue working inside on the property even within winter season.
  • The period from January till March can be used for some building works only indoors with their respective preparation and heating the premises.
  • From March till June you may organize to complete some additional outside building works.
  • If the summer months are too hot avoid any building works that are related with the use of cement; you may do some assembly works or just work on the garden instead.

In case the property is not large it has to be finished by the beginning of the summer season. If this is impossible you’d better leave the finishing building works for autumn.

If you are planning to renovate a property

  • If your property does not require a serious reconstruction you can start at any time of the year but it is recommendable the outside repair works to be carried out in Spring and in Autumn while the inside works can be performed at any time in accordance with the respective technical requirements depending on the season.
  • It is advisable that the renovation is performed by an experienced building company that has a good reputation along with good references. It should be a company with experience in renovations and employing the required skilled workers.
  • An experienced builder will be able to give you a professional advice on taking the decision what exactly and how it can be done.

We have many years experience in building and renovations and we are able to advise and guide our clients through a renovation project. Probably most of you have never done a large renovation project sometimes even not a small one. You can rely on our help from the very beginning to the happy end. This will be a building project made easy for you.


Builder in Bulgaria - Contact You can contact us if you are looking for a Builder in Bulgaria. We are general builders covering all aspects of construction including Property Renovation, Repairs and Property finishes in Bulgaria. Click here to >> Contact us <<


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