House renovations: Costs & Planning

What is a house renovation?

A house renovation brings an older or neglected home up to modern standards: rewiring, new heating, replastering, new kitchen and bathrooms, windows, insulation and often a new layout. It can be done room by room or as one programme while the house is empty.

Victorian house interior mid-renovation with fresh plaster and new electrics

We survey the house to find what really needs doing, from damp and roof condition to wiring age, then programme the work so the messy trades (structure, first-fix, plaster) happen before the finishing trades. A single contract avoids the gaps that appear when separate trades are booked independently.

Typical time on site: 8 to 30 weeks
Guide price: £600 to £2,800 per m²
Building regulations: Required

What is included?

Condition survey and scope of works
Strip-out and structural repairs
Rewiring, heating and plumbing
Insulation and energy upgrades
Plastering, joinery, kitchen and bathrooms
Decoration and flooring if required

How much does a house renovation cost?

A full renovation of a 100 m² three-bedroom house typically costs around £100,000 to £180,000 including VAT.

House renovations	Guide price incl. VAT
Light refurbishment	£600 to £1,000 per m²
Full renovation	£1,000 to £1,800 per m²
Structural renovation and remodel	£1,800 to £2,800 per m²

Unit: per m² of floor area. Guide ranges only; your price is fixed in writing after the survey.

Use the guide price tool for a figure based on your size and specification, or see all guide prices.

Does a house renovation need planning permission?

England

Internal work like this does not usually need planning permission unless the house is listed or your permitted development rights have been removed. It does need building regulations approval because it affects the structure.

Wales

Internal work like this does not usually need planning permission in Wales unless the building is listed. Building regulations approval is needed for the structural work.

Scotland

Internal alterations rarely need planning permission in Scotland, but structural work needs a building warrant before it starts.

Northern Ireland

Internal alterations rarely need planning permission in Northern Ireland, but structural work needs building control approval.

What about building regulations?

Building regulations apply to structural changes, rewiring, new heating systems, replacement windows, and re-roofing or re-rendering large areas.

What should I think about before starting?

Houses empty for two years or more can qualify for the reduced 5% VAT rate on renovation.
Older houses can hide timber decay and damp, so we allow a contingency.
Living in during a full renovation is difficult; most people move out for part of it.
Energy upgrades are cheapest when walls and floors are already opened up.

How does the project run?

Tell us about the project. Call, use the guide price tool or send the form with a few photos and a postcode.
Free site visit. We measure up, look at access, drains and the structure, and talk through options and budget.
Design and fixed price. You get drawings and a written price for the agreed specification before anything is ordered.
Build and hand over. Our teams build to the programme, building control inspects, and you get the completion paperwork at the end.

Questions about house renovations

How much does it cost to renovate a house?

Roughly £600 to £2,800 per square metre including VAT, depending on how much structural work and remodelling is involved.

Can we live in the house during a renovation?

For a light refurbishment, often yes. For a full or structural renovation, most people move out for at least part of the work.

Is reduced VAT available?

If the house has been empty for two years or more, renovation work by a VAT-registered contractor can qualify for 5% VAT.

How long does a renovation take?

About 8 to 30 weeks on site depending on scope.

Do you handle the building control side?

Yes. We apply for and arrange inspections for everything that needs approval.

Related projects

Guides

Where do we build house renovations?

We take on house renovations across England, Wales, mainland Scotland and Northern Ireland. Choose your area: