Ever wondered about the cost of reinstating a fire-damaged 2-bedroom apartment in London? Here’s a breakdown of a real project we worked on.
This particular apartment was on the 5th floor, which added an extra £2,500 in access costs. Within 48 hours, we provided a 145-line item breakdown for a residential carpenter, allowing him to present a competitive bid to the project leader and beat the competition.
Full Cost Breakdown For Reinstating A Fire-Damaged 2-Bedroom Apartment
Our comprehensive cost estimate covers:
- Labour costs
- Material costs
- Subtrade costs
- P&G (Preliminaries & General) costs
1. Removal of Fire-Damaged Interiors
Before any rebuilding can take place, damaged materials must be safely removed.
- Plasterboard/GIB removal: £15 – £30 per m²
- Damaged furniture & debris clearance: £500 – £2,000
- Fire-damaged electrical removal: £500 – £1,500
- Total Estimated Cost: £2,000 – £5,500
2. New Electrical System Installation
All electrical work must comply with 18th Edition IEE Wiring Regulations (BS7671).
- Rewiring the entire apartment (including new concealed cables, shielding, sockets, and switches): £3,000 – £4,000
- Plastering & making good: £5 – £10 per m²
- Minor Electrical Installation Certificate (IMN18C): Included in rewiring costs
- Total Estimated Cost: £3,500 – £5,500
3. Gas Boiler Replacement & Heating System Reinstatement
- Removal of damaged boiler & expansion vessel: £150 – £300
- Supply & installation of a new gas boiler & heating system: £2,500 – £3,500
- Flushing & commissioning of heating & hot water system: £200 – £350
- Gas Safe certification & commissioning: £100 – £200
- Demonstration for tenants/residents: Included
- TRV (Thermostatic Radiator Valves) replacement for radiators: £250 – £750
- Total Estimated Cost: £3,200 – £5,100
4. Fire-Rated Front Door Installation (FD30 White Paneled, Unglazed)
- Supply cost: £103 – £200
- Fire-rated hardware (locks, seals, hinges, etc.): £50 – £100
- Installation: £100 – £300
- Total Estimated Cost: £253 – £600
5. Smoke & Carbon Monoxide Alarm Installation (In Line with 2022 Regulations)
Under the Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022, all rented properties must have:
- At least one smoke alarm per storey: £15 – £25 per unit
- One CO alarm in each room with a gas appliance: £15 – £25 per unit
- Professional installation: £80 – £100 per unit
- Total Estimated Cost for a 2-Bedroom Apartment: £190 – £450
6. Bathroom Replacement & Plumbing Work
- Steel bath (white, non-slip surface): £125 – £300
- Vanity unit & wash basin: £100 – £300
- Mixer tap & bath taps: £50 – £150
- Close-coupled toilet: £100 – £250
- Installation of all bathroom fixtures: £500 – £1,000
- Total Estimated Cost: £875 – £2,000
7. Kitchen Replacement
- Howdens standard kitchen unit supply & installation: £3,200 – £4,500
- Labour (removal of old & installation of new): £1,800 – £2,100
- Total Estimated Cost: £5,500 – £6,700
8. Internal Wall & Ceiling Repairs (Plasterboard + Insulation + Finishing)
- Supply & fix 12.5mm Gyproc Wallboard DUPLEX: £20 per m²
- Insulation (mid-range quality): £5 – £15 per m²
- Plaster skim finish: £15 per m²
- Total Estimated Cost (for full apartment walls & ceilings): £4,000 – £8,000
9. Flooring Replacement
- Vinyl sheet flooring (12.2m² kitchen): £194 – £458
- Laminate flooring (rest of the apartment, approx. 45m²): £25 – £50 per m²
- Total Estimated Cost: £1,500 – £3,500
10. Painting & Decorating
- 1 mist coat + 2 coats of trade emulsion: £23.50 – £34.50 per m²
- Painting of hot & cold water feed pipes (primer & finish): £532
- Refixing & painting radiators: £190 per radiator
- Total Estimated Cost: £3,000 – £7,500
Final Cost Estimate For Full Reinstatement
- Physical Build Costs: £52,500
- P&G / Admin Costs: £11,500
- Total: £64,000 + VAT
