Kitchen-dining area of a renovated Georgian house. Photo by Inigo.
Renovating a house can be both exciting and challenging. As an architect with more than 20 years of experience, helping clients transform their homes and renovating properties of my own, I know how essential it is to approach the process methodically.
If this is your first renovation, you might feel a bit overwhelmed by what lies ahead. This step-by-step guide is designed to simplify the renovation process and boost your confidence as you get started.
Before we start, it's important to clarify that 'house renovation' can refer to a wide range of building projects. In this guide, we'll focus specifically on refurbishing and remodelling existing buildings, while extending buildings will be addressed in a separate guide.
Before you commit to the process of renovating a property, first establish why you want to do it. This will help you decide if it’s right for you and, if so, the type of project you should take on.
Some common reasons for renovating include:
It’s also worth noting that renovating a property comes with some disadvantages, such as:
Weigh up the pros and cons and carefully consider the fundamental reasons why you want to renovate before you commit to looking for a project.
Terrace house renovation by Paolo Cossu Architects. Photo by Lorenzo Zandri.
While every renovation project is unique, many share similar tasks and requirements.
As architects, we are trained to organise our projects using the RIBA Plan of Work – a standard industry guide for managing building projects. The list below is based on this guide but simplifies and adapts it to make it more relatable to a typical renovation project.
1. Find a property
2. Establish a realistic budget
3. Get a full building survey
4. Conduct a planning search
5. Get renovation insurance
6. Check if you are eligible for a grant
7. Create a design brief
8. Commission a measured survey
9. Appoint an Architect
10. Consider structural changes
11. Improve the exterior
12. Incorporate original details
13. Review existing plumbing and electrics
14. Think about insulation and sustainable heating options
15. Check the existing drains
16. Seek outline builder estimates
17. Apply for planning permission
18. Prepare detailed plans
19. Apply for building regulations approval
20. Source products and suppliers
21. Prepare a schedule of works
22. Agree a final price with a builder
23. Sign a building contract
24. The building works
25. Completion and handover
Start planning your renovation project before you buy the property. This will ensure your project starts off on the right footing.
When searching for a property to renovate, consider the following:
Understanding the area's ceiling price is crucial to avoid overinvesting and potentially falling into negative equity. Talk to local estate agents and review recent sales data to assess the market.
Expert tip:
Bring an architect along to view potential properties to spot issues and evaluate renovation feasibility.
Before you make a purchase, it's crucial to set a budget. Many inexperienced renovators buy without fully grasping the costs involved. While online tools can be helpful, local architects provide the most reliable cost estimates based on their experience with similar projects.
Good builders typically wait for detailed plans before giving quotes. Be cautious of those offering estimates without plans, as this can lead to unexpected expenses or compromises in quality.
Keep in mind that early cost advice is just a rough guide; accurate estimates come from detailed drawings and specifications.
Don’t forget to include other expenses in your budget, such as VAT, professional fees, contingencies, stamp duty, legal fees, moving costs, and any potential rental costs if you need to relocate during the renovation.
Expert tip:
Include a contingency of 10-15% in your budget for unexpected expenses.
Victorian terrace facade refurbishment by Fraher Findlay Architects. Photo by Adam Scott.
Once you’ve found a property you’d like to buy, commission a full building survey. This will highlight structural issues or necessary repairs, helping you plan your budget and negotiate the purchase price.
Typically, surveys happen after an offer is accepted, but they can be done earlier with the owner's consent. Structural problems can increase costs but are often manageable. Be mindful of issues like subsidence, which could impact insurance and resale value.
A chartered surveyor may recommend further investigation if they detect:
Expert tip:
Investing in surveys prior to purchasing the property will help you budget more accurately and negotiate on price.
While building survey is underway, research the planning history of the site and surrounding area online to understand what modifications might be possible. Local councils provide access to planning applications on their websites.
Check whether the property has permitted development rights or if it is subject to stricter planning controls.
Expert tip:
Reviewing nearby planning approvals can offer valuable insights and inspire your own design ideas.
Refurbished interior by Luke McClelland Design. Photo by Zac and Zac.
If you're funding the project with a mortgage, your lender may require renovation insurance before funds are released, as standard home insurance usually doesn’t cover building work. If you already own the property, inform your provider to avoid invalidating your policy.
Specialist renovation insurance covers theft, damage, or weather related issues during construction.
Additionally, ensure your builder has public liability, employer’s liability, and contract works insurance.
Explore available grants to help finance your renovation. Current UK grants include the:
To be eligible you must apply for grants before starting work.
Expert tip:
Local grants may also be available. Check your local authority's website for the latest information.
Grants for heat pumps are widely available. Image of an air source heat pump outside a renvovated house by The Dhaus Company. Photo by Matthew White.
After purchasing, prepare a design brief outlining your project’s goals.
Ideally, it should set out:
A well-structured brief will help you engage professionals, such as an architect.
Expert tip:
An experienced architect can review your brief, ensuring it’s realistic and achievable.
READ: How to write an architectural brief: a homeowner’s guide
Accurate drawings of your property are essential for design work, council approvals, and cost estimates. Appoint a specialist surveyor or architect to ensure accuracy. For simple renovations, floor plans may suffice. For extensions, you’ll need more detailed drawings, including site topography, drainage, and utility locations.
Now that you have your design brief, the next step is to create a design for your home and planned extensions.
While you might consider drafting your own designs to save costs, larger renovations – particularly in historic or listed buildings – require professional guidance. An architect can navigate the planning permission process, customise designs to your needs, and advise on what local planners will accept, including permitted development options.
At this stage, focus on the overall aspects of your renovation, such as floor layouts and the general appearance of external changes. Avoid excessive detail for two reasons: it’s crucial to establish the main design elements before refining specifics, and creating detailed plans without confirming the budget can lead to wasted effort if the estimates are unaffordable – this is known as ‘abortive work.’
READ: Do I Need an Architect?
For most renovation and remodelling projects, some level of structural change is usually needed to make the building suitable for modern living. Period homes, in particular, were often designed in a cellular arrangement with separate rooms for each activity.
You can improve the flow by knocking through and reconfiguring internal walls, adding an extension, or repurposing underused areas. This could involve a basement conversion, garage conversion, or loft conversion.
Expert tip:
Appoint a structural engineer early in the process, rather than waiting until the technical design phase for better project planning and budgeting.
Structural work being carried out for a house renovation and extension by Pensaer.
When planning your renovation, consider enhancing the building's exterior. For period properties, repairing or installing new glazing that reflects the era can significantly improve aesthetics.
Other alterations to explore include replacing rainwater goods, refurbishing timberwork, repointing and cleaning masonry, and upgrading landscaping, boundary walls, fences, and gates.
Many of these changes may qualify as Permitted Development; however, if your home is on designated land, planning permission may be required.
For properties of low architectural value, you have more options to transform the appearance, such as new external cladding, roofing materials, glazing, and landscaping. These improvements, along with new additions, could create a truly remarkable home.
For many, the appeal of renovating an older house lies in preserving and enhancing its original features that contribute to its charm and character.
However, not all homes have weathered the years intact, and some features may be damaged or missing. It’s crucial to identify which elements are original and worth restoring, as opposed to later additions, to avoid unnecessary costs.
To maintain your home's character, focus on features like windows and doors, flooring, fireplaces, mouldings, staircases, and joinery.
If your period home lacks original features, consider reintroducing them in the main rooms. Visit neighbouring properties or research your home's architectural style to uncover details that were originally present.
This house renovation by Studio Ben Allen, incorporate the original fireplace, floorboards and glazing into the scheme. Photo by French + Tye.
Check the condition of the plumbing and electrics early in the renovation to help plan costs.
If you’re lucky enough to inherit upgraded systems, you may only need to replace the radiators. However, older properties often have inadequate systems, necessitating rewiring and replumbing. Though costly, this allows you to install modern, future-proof systems, including sustainable heating options.
For large, open-plan spaces, consider underfloor heating, which heats more efficiently than radiators and frees up wall space for furniture and fixtures.
Insulation and heating systems are often considered too late in the renovation process, but it's crucial to address them early, as they may require planning permission. For instance, external wall insulation, the most effective method to enhance thermal efficiency, alters the building’s exterior and typically needs approval. Installing an air source heat pump (ASHP) or solar panels may also require planning consent.
Creating a well-insulated home with low-carbon heating technology is increasingly vital. Assess your options while the building is still in disrepair, as installing these systems later will be more disruptive and costly.
Engage MCS-certified installers for assessments and quotations, while an architect can coordinate their input into the overall design and advise on insulation and draught-proofing measures.
Expert tip:
Building a well-insulated, low-carbon home will future-proof your renovation, lower running costs, and enhance your property’s value. You may also qualify for government grants to help offset some installation costs.
READ:
Do Heat Pumps Require Planning Permission in the UK?
How to Insulate Your House: An Architect’s Expert Guide for Homeowners on Energy Efficiency
Wood fibre internal wall insulation being installed to a Victorian house, by Ciarcelluti Mathers Architecture.
This aspect is often addressed too late in the renovation process.
If you're planning an extension – now or in the future – it's essential to commission a CCTV drainage survey before you begin designing. This survey uses a small camera to inspect pipes for blockages, cracks, or structural damage, resulting in a detailed report with repair recommendations. Most importantly, it identifies any shared or public sewers on the site.
If a public sewer is detected where you plan to build, the best outcome is that you can reroute it or secure a build-over agreement from your water authority to protect it during construction. The worst-case scenario is that if rerouting isn't possible, you may need to adjust your design or select a different location for your extension.
Renovated bathroom by Fraher Findlay Architects. Photo by Chris Wharton.
Before applying for planning permission (if needed) or advancing your design, reach out to builders for outline estimates. This allows you to gauge if your plans align with your budget before investing further time and resources.
To obtain outline costs – rather than detailed estimates that come later – provide the following information:
Aim to invite at least three builders for quotes, as costs can vary significantly. Visiting their completed projects can help assess quality and gather client feedback.
If you can reach an informal budget agreement with a builder, consider engaging them to use their practical expertise during the detailed design phase.
Once the detailed design is complete, you can agree on a final price with the builder, who can refine their estimate based on the new information. To avoid overcharging, consider hiring an architect or quantity surveyor (QS) to review and negotiate pricing.
Alternatively, you can delay pricing until a detailed design has been prepared and tender the works.
Expert Tip:
Good builders are often in high demand, so start making inquiries as soon as you have an outline scheme. Understand their preferred project types; if your values align, they may be more inclined to take on your project.
Edwardian house renovation by Architecture for London. The front elevation of the house was insulated internally and refurbished to maintain the original appearance. Photo by Christian Brailey.
If your renovation involves building an extension or making external modifications, you may need to apply for planning permission.
A typical application includes completed planning forms, existing and proposed plans (finalised versions of your design drawings), and any necessary reports for validation.
If your plans fall under permitted development (PD) and do not require planning permission, it’s advisable to submit a Lawful Development Certificate (LDC). An LDC confirms compliance with PD rights and offers reassurance if you decide to sell your property in the future.
Expert tip:
Keep your planning application concise by including only the essential information. This allows for greater design flexibility in later stages.
READ:
How much does planning permission cost in the UK?
How long does planning take?
Once you’ve secured planning permission or LDC approval, it’s time to prepare a detailed set of documents known as the Technical Design.
This stage provides the essential information needed for technical approvals – like building regulations and party wall agreements – and gives the builder the details necessary to create an accurate estimate and carry out the project according to your design.
If your renovation includes structural changes and you haven’t already brought in a structural engineer (see Section 10), you’ll need to hire one to design the structural elements and produce the necessary drawings and calculations for building control approval. Architects often work closely with structural engineers and can help with this process.
A robust set of documentation includes:
The detail should match the renovation's complexity; simpler projects may not need extensive drawings. However, ensure that all aspects of the project are fully designed and specified before site work begins to avoid delays and additional costs due to insufficient detail.
Expert tip:
Even with thorough planning, unforeseen issues will arise in any renovation project. Set aside a contingency of around 15% of the estimated build cost to cover these eventualities.
Historic cottage renovation by Tuckey Design Studio. Photo by James Brittain.
All renovation projects must be safe and habitable, requiring some form of building regulations approval.
For simple renovations, you may not need to formally apply for approval, as work subject to building regulations – like heating, plumbing, and electrics – can be performed by registered tradespeople who can self-certify their work and issue the relevant certification.
For larger renovations involving structural alterations or extensions, you’ll need to seek building regulations approval from your local authority building control or a private approved inspector.
For less complex projects, a building notice is often sufficient. However, for more involved renovations, you should apply for full plans approval.
This is also the time to apply for other technical approvals, such as a party wall agreement if building on or near a boundary or a build-over licence for altering a public sewer.
A renovation project involves sourcing a wide variety of items, which can make it challenging to decide on everything that needs to be supplied and installed before building work begins.
Start by focusing on the most integral items to the build, such as:
Then, move on to additional items, such as (non-exhaustive list):
Visit suppliers, organise samples, and request quotations. Input your choices into a schedule, ensuring that you provide an accurate description, supplier details, quantities, and prices, so the items can be easily sourced and ordered at a later date.
Residential architects often have extensive contacts among suppliers and installers, helping to streamline the process and reduce stress. They may also access trade discounts unavailable to the public.
Expert Tip:
Clearly define who is responsible for supplying each item – you or the builder. For high value items like glazing, or items critical to the project’s timeline, ensure that the builder is responsible for both supply and installation. This way, you won’t be liable for delays or issues if something goes wrong.
A refurbished bedroom forming part of a wider home renovation project by Chris Dyson Architects. Photo by The Modern House.
A schedule of work outlines the tasks required for renovation or alteration projects, primarily for pricing key build elements.
Typically created by architects, a schedule will supplement drawings and specifications. While they list tasks, they don’t specify quality or sizes, which are covered in the drawings or specifications.
By breaking down the tasks needed for your project, schedules help contractors figure out the materials and labour they’ll require, leading to more accurate estimates. You can organise these schedules by construction elements – like foundations, floors, walls, roofs, and glazing – or by room.
If you don’t have a completed schedule of works, you’ll have to rely on builders to include everything in their pricing, which might lead to some surprises later on.
Once you’ve completed a detailed schedule of works, a builder can give you an accurate estimate and timeline for the project.
At this stage, you can negotiate a final price with your preferred builder or invite a select few to tender for the job. If you’re working with an architect, they can recommend builders they trust. Otherwise, you’ll need to find one yourself or take on a DIY approach.
Trusted recommendations are key to finding reliable tradespeople, so aim to choose builders who have experience with projects similar to yours.
If you decide to tender, make sure to get at least three quotes before deciding. Comparing tenders can be tricky, so consider bringing in a professional to help you understand the differences.
If the total cost is higher than expected, you have a few options: cut back on key supplies, tweak the design, or phase the project.
If you’ve already engaged a builder, their practical insights during the design phase should make finalising the contract sum easier.
Expert Tip:
Always ask builders to price against your prepared schedule of works. If they create their own pricing documents, it’ll be harder to compare tenders.
Now that you have a complete set of design information and an agreed price with your builder, it’s time to formalise the agreement.
The contract outlines the terms between you and the builder, covering the scope of work, payment terms, and project timelines. It should also include a contingency plan for any hiccups – like what happens if the work isn’t finished to the agreed standard or on time.
You can use a standard contract form, such as those from the Joint Contracts Tribunal (JCT), as a starting point.
It’s wise to seek advice from an architect when drafting the contract to ensure it addresses all potential issues.
READ: A homeowner’s guide to building contracts for renovations and extensions
A paired back Victorian house renovation by DGN Studio. Photo by Nick Dearden.
Finally, it’s time to start the building work! If you’ve followed the previous steps and planned well, the construction phase should be fairly stress-free.
If you're working with an architect, they can oversee the project to ensure everything aligns with the drawings and specifications and manage the build for you. If not, you'll need to rely on the builder to deliver the project successfully.
Here’s a typical order of building work for a renovation project. While every project is unique, there’s generally a sequence of tasks that helps keep everything running smoothly.
Before and after images of an Edwardian house refurbishment by Architecture for London. Photo by Christian Brailey.
Once the building works are complete, keep all instruction manuals for installed appliances and devices, and activate any manufacturer warranties to ensure everything runs smoothly. It’s also a good idea to maintain a record of the construction drawings for future maintenance.
Minor defects are likely to appear in the months after the builder finishes, such as hairline cracks in the plaster as the building settles.
If you hired a main contractor under a JCT contract, you can retain 2.5-5% of the final payment, which will be released once they return to fix any defects – typically after 6 or 12 months.
For individual tradespeople you appointed directly, you’ll need to ask them to come back, but be prepared for potential charges if there wasn't an agreement in place for addressing common defects.
For cosmetic issues, it’s best to wait at least 6 months before making repairs to allow the building to settle.
The information provided in this article is intended for general guidance and educational purposes only. For specific expert advice on your project, choose a skilled residential architect featured on Designs in Detail.
About the Author
Aron Coates is an architect with over two decades of experience, working on projects ranging from historic building restoration to contemporary home design.
