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  • Buy-to-Let

    Phone and Internet connectivity to put in a refurb

    I'm doing a full non-structural refurb on a property - kitchen, bathroom, CH, rewire, probably replaster, and redecorate, and I'm after comments on what phone/internet connectivity to put in.

    The property is a 2 bed house with lounge, dining and kitchen. It will be let as a single unit or potentially as a 1+1 share or 3 individuals (in which case lounge -> room 3). The location is secluded, but close to a town centre.

    There is a bt line, and Virgin cable in the road, but no satellite.

    What would you do for broadband and phone connectivity?

    My gut feel says that while I'm having rewiring done I should get phone sockets in each room, cabling for distributing TV to a sensible point in each room, and maybe CAT 6 for internet while I'm at it.

    Thanks for any comments.

    ML

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    My suggestion would be to run CAT5 (or if its 6 now) cable throughout the property with sockets in bedrooms and living rooms and kitchen. That way you get broadband & TV into the rooms where it will be required.

     

    You can also do telephone via the CAT5, as in VoIP, but you would need to use VoIP telephones or have a box to convert the IP to normal telephone tones. If you are running the CAT5, then run the phone cables at the same time, you've got diversity then.

     

    No need for satellite.

     

    Have done this successfully in some of my refurbs and developments.

     blog: https://www.GrumpyOldLandlord.com, twitter: @GrumpyLandlord; facebook: Grumpy Old Landlord

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    The profit of knowledge is in its application
    TumiHawkins.com

    Tumi nailed your request.

    On a slightly different note, have you really factored in all the costs for the work vs. the value or rent uplift? Hopefully you bought the place cheap enough to really cover the cost of the work.

    John CoreyFollow me on Twitter-> https://www.twitter.com/john_coreyhttps://www.ChelseaPrivateEquity.com/blogLondon RE meeting, 2nd Tuesday of the month -> meetup.com/real-estate-advice

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    John Corey 


    I host the London Real Estate Meet on the 2nd Tuesday of every month since 2005. If you have never been before, email me for the 'new visitor' link.

    PropertyFortress.com/Events

    Also happy to chat on the phone. Pay It Forward; my way of giving back through sharing. Click on the link: PropertyFortress.com/Ask-John to book a time. I will call you at the time you selected. Nothing to buy. Just be prepared with your questions so we can use the 20 minutes wisely.

    In a typical domestic envirionment it's very unlikely that you would derive any actual benefit from Cat6 over Cat5e and as installation (particularly correct termination) of Cat6 is a different ballgame than Cat5e then unless you're kitting out a new datacentre I wouldn't waste your money!  Cat5e is thought by most installers to be physically capable of matching Cat6 it's just not "certified" to do so, that's all.

    A competent Cat5e install is within the reach of many "DIY-ers" whereas a poor Cat6 termination will set you 2 steps back with overall quality and in any case the network speed will be governed by the slowest device on the network so unless 100% of your kit will run at gigabit speeds there are probably more reasons to avoid Cat6 than to choose it. 

     For a neat Virgin broadband install, I'd recommend that if possible you pre-install your own "fish-wire" under floors between outside wall and wherever your communal lounge will be (then installer will use this to pull his new cable straight through so all will be concealed i.e. no clipping around skirting etc). Better to house any router there also and make it the source for whichever UTP cabling you choose. Freeview TV pre-install is something I'm just in process of doing myself and I found there are plenty of loft aerials and multi-port amplifiers capable of doing same job but without the need to pay an installer as very easy to DIY.

     

    I'm not sure on the merits of installing a new landline anymore, particularly if a multi-let?, although if you go for Virgin I'd imagine a bundle-type deal will probably make it more cost effective. 

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    I agree with Pat , it is exactly what I have done on some refurbs , a cat5e or cat6  point to each room as I have found for some tenants on multi lets do not feel wireless is good enough , particularly if there are a number of users at a time it can drop out and be slow , putting a network in saves loose cables appearing in hallways . I always preinstall the main virgin cable from front door or closest point outside to which the cable intaller will come ,  to point of use in a communal area much tidier.  

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    Thanks all. Looks like Cat53/6 then - as ex-IT I am well able to do that, and previous satellite cable installs have been fine in the past - cut my cabling teeth faced with racks of about 120 co-ax terminations in BT exchanges :-).

    The landline is already in, and distribution should be OK as the stairs are across the middle with a main door in the side alley, so a single riser in the hall will let me reach all rooms on both floors within about 3-4m.

    Since I'm also doing the outside for offstreet parking I'll put a cable trench and a couple of pull through runs in place for the future.

    @John Costs should be minimal, and it's a property to hold long-term - excellent position.

    Cheers.

    ML

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    Paul Fenton said:

    I agree with Pat , it is exactly what I have done on some refurbs , a cat5e or cat6  point to each room as I have found for some tenants on multi lets do not feel wireless is good enough , particularly if there are a number of users at a time it can drop out and be slow , putting a network in saves loose cables appearing in hallways . I always preinstall the main virgin cable from front door or closest point outside to which the cable intaller will come ,  to point of use in a communal area much tidier.


    The one downside that I can see is that it is one more thing for which LL is responsible if it breaks, but that is probably a cost worth carrying.

    ML

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    Good point ML , I guess the cost of installing the cable was about £500 per property , in the several years of installation not had any issues yet , in fact far less issues than when using wireless. and an extra marketing feature when letting to set me aside form others , although not that significant a reason between making a decision. 

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    That seems a lot, how many outlets did you get for your "£500 per property"?  Paul Fenton said:

    Good point ML , I guess the cost of installing the cable was about £500 per property , in the several years of installation not had any issues yet , in fact far less issues than when using wireless. and an extra marketing feature when letting to set me aside form others , although not that significant a reason between making a decision. 


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    Your right for a 3 bed house probably if being done at refurbishment so easy to lift  floor boards,  no  furniture to move to  cut cables through joists . That was my guestimate if I think about it is was  about 8 outlets, materials and labour , materials in the order of £100 plus each outlet £35 is  no visable cables is £380. Includes someone to do the cable connectors as my electrician can't do CAT5 connectors and set up router

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